Rough cost of an extension
Discussion
I currently have a house with a detached double garage at one end. The garage is 6m x 6m (external dimensions) and the passage between house and garage is around 1m wide. Both walls of the garage line up with the walls of the house. I want to extend the house over the top of the garage. The house is red brick with a tile roof, build in 1990.
The garage is single skinned with no foundations (I assume) so will have to be knocked down. The ground floor will remain a double garage, the upstairs will become two bedrooms and an en-suite.
Can anyone give me an estimate as to the cost of the various bits of the project?
The garage is single skinned with no foundations (I assume) so will have to be knocked down. The ground floor will remain a double garage, the upstairs will become two bedrooms and an en-suite.
Can anyone give me an estimate as to the cost of the various bits of the project?
A lot depends on your location!
I wouldn't budget in knocking the Garage down. Using timber frame upstairs will keep the weight down!
Most of the work is already there from what I understand its just insulating it up to the job.
If you are linking the house to the garage then say £1K per metre squared.
Sorting out upstairs tops 10K So as a ball park excl. ensuite say 15K
AS A VERY ROUGH GUIDE!
I wouldn't budget in knocking the Garage down. Using timber frame upstairs will keep the weight down!
Most of the work is already there from what I understand its just insulating it up to the job.
If you are linking the house to the garage then say £1K per metre squared.
Sorting out upstairs tops 10K So as a ball park excl. ensuite say 15K
AS A VERY ROUGH GUIDE!
herbialfa said:
I wouldn't budget in knocking the Garage down. Using timber frame upstairs will keep the weight down!
Would that meet building regs? Given that the garage is not build to inhabitable standards, I would have thought not.Oh and I'm in Hampshire.
Edited by kambites on Wednesday 20th October 16:07
herbialfa said:
Totally agree! But with a bit of engineering why take the Garage down?
A beam maybe 2 and a couple of piers etc.
I was merely pointing out there was no need to demolish a 1990 garage! ;-)
Total agreement , I would be looking to back it up with a small steel frame / posts too, A beam maybe 2 and a couple of piers etc.
I was merely pointing out there was no need to demolish a 1990 garage! ;-)
I was just pointing out , with a smile
, that he will get nowhere near achieving 42 m2 of floor space for 10 - 15k , especially given his Hampshire addy.Edited by Busamav on Wednesday 20th October 18:20
(kambites said:
herbialfa said:
I wouldn't budget in knocking the Garage down. Using timber frame upstairs will keep the weight down!
Would that meet building regs? Given that the garage is not build to inhabitable standards, I would have thought not.Oh and I'm in Hampshire.
I'd say £25K-£35K for the basic build, more like £40K-£60K by the time you've done the interior (ensuite, paint, carpentry, carpets, extra heating etc etc) and added 20% VAT. Talk to building control, they're actually there to help you and their advice is free, maybe they can recommend an architect or two. A steel structure inside the garage makes sense, unless the foundation turns out to be capable of supporting the load, in which case they can build a loadbearing wall inside the garage.
herbialfa said:
60K?????? I'm converting my loft at the mo, 2 escape velux windows all the proper insulating gear, feck off great timbers to take the loads and I reckon it can be done to a plaster finish for circa 7K
I know you have a bit of groundworks/ steels etc but 60K??????? FFS
Slightly different to demolishing an old garage, putting foundations in and then building a 2 story extension.I know you have a bit of groundworks/ steels etc but 60K??????? FFS
The price could easily run to £60k depending on finishes.
He could save a fair bit of money in the garage, if he just boards the ceiling and then paints the walls, but upstairs will requite a fair bit more effort.
-Pete- said:
maybe they can recommend an architect or two.
Bear in mind that architects only do (expensive) sketches.To design stuff and compute loadings you need a structural engineer, and to draw stuff out to building regs standard you need a draftsman. At no point do you need an architect unless you have too much money or no imagination
I'm not looking for an argument, but a loft conversion isn't the same thing is it? Are you doing the work, or paying someone? Did you need an architect?
£40-60K.
Ground floor is around £1K-1.5K per square metre in the south east. Upstairs around 50% of that on top. The electrics with a Part P certificate is going to cost him £1.5K minimum. If he's lucky enough to find a builder who'll do it for £20K, £3K for building regs, architects, structural engineer, add £5K for painting, carpentry, carpets and £5K for an ensuite and a few radiators (assuming the boiler's up to it) then add VAT at 20% and you have £40K.
But he'll be lucky, they're all extremely busy at the moment afaik.
And then he'll get talked into underfloor heating, expensive lights, a new boiler, electric Veluxes, a power-shower, electric garage door etc. So I think £40K inc VAT is at the bottom of the scale.
Could be wrong, could be right. Just my opinion...
£40-60K.
Ground floor is around £1K-1.5K per square metre in the south east. Upstairs around 50% of that on top. The electrics with a Part P certificate is going to cost him £1.5K minimum. If he's lucky enough to find a builder who'll do it for £20K, £3K for building regs, architects, structural engineer, add £5K for painting, carpentry, carpets and £5K for an ensuite and a few radiators (assuming the boiler's up to it) then add VAT at 20% and you have £40K.
But he'll be lucky, they're all extremely busy at the moment afaik.
And then he'll get talked into underfloor heating, expensive lights, a new boiler, electric Veluxes, a power-shower, electric garage door etc. So I think £40K inc VAT is at the bottom of the scale.
Could be wrong, could be right. Just my opinion...
Edited by -Pete- on Wednesday 20th October 21:06
t being spouted on here
I'm currently on a Real Estate Management course at uni, one of our assignments is to go through the motion on a house extension. We have been given some ball park figures of £1,100 per sq/m for a single storey extension and £2,000 per sq/m for a 2 storey extension. Obviously you need to then budget for your professional fee's, decorating (we were told £50 per sq/m but I don't know how you want to decorate so cant comment), VAT etc...
Give about 6% for surveyors fee's until you get a proper quotation.
Give about 6% for surveyors fee's until you get a proper quotation.
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