RazMan
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| posted on 20/9/06 at 09:53 AM |
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House extension cost?
I am thinking of buying a house which doesn't have a garage  so I will need to budget for an extension on the side of a conventional semi
detached house.
I would want to make it a two storey extension - double garage with 2 bedrooms above.
Anyone got an idea of cost? Would £30k be about right?
Cheers,
Raz
When thinking outside the box doesn't work any more, it's time to build a new box
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graememk
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| posted on 20/9/06 at 09:54 AM |
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i've got planning in atm and a quote for £25k
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JamJah
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| posted on 20/9/06 at 11:05 AM |
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Much of the price of a build is filled by variable prices of finishes.... is it a standard brick? is it still in production? same for roof tiles. can
you get second hand tiles? you using lime paster or conventional. You opening the eaves? do you need gables etc?
I would assume that you are going to be requesting the services of a architect. Ine June RIBA run a charity thing called 'Architect in the
House' where you can get basic advise for a charitible donation. Usually in June though.
Having said that go to architecture.com find an architect and have a chat. Many will be happy to do all sorts of services and offer help other than
simply drawing plans!
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StevieB
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| posted on 20/9/06 at 11:33 AM |
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What you need to do is figure out eh basic floor area you need and find someone who has a copy of Spons or Laxtons, which should be able to give a
basic cost per m2 for Gross Internal Floor Space (GIFA).
I'm a Quantity Surveyor, so this sort of thing is my general bread and butter - but I work in the rail industry and we don't tend to have
general building price books hanging around (I can give you a quote for a level crossing though!)
I'll have an ask around the office to see what the general consensus is (probably £350 per m2 dependant upon finishes, but with it being a
garage, the overall finishes will be fairly low in cost per m2)
[Edited on 20/9/06 by StevieB]
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omega 24 v6
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| posted on 20/9/06 at 11:35 AM |
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As already said depends on finishing and what you do yourself.
My small extension was priced at 12K for the building warrant. All done by myself/mates and furnished (utility room/ wc / shower for circa 6K.
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Richard Quinn
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| posted on 20/9/06 at 11:59 AM |
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Mine was 2 storey (garage, and bedroom above) and single storey acros the back. Extension itself was about £27k but it's the stuff like light
fittings, tiling, flooring decoration, extra furniture, new patio etc that is all on top that eats the money!
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StevieB
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| posted on 20/9/06 at 01:08 PM |
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Count on £500 per m2 of floor space including finishes. That's a bit cheaper than a house costs to build new, which reflects the fact that you
already have all services etc. in place.
Working on an assumption of 4m x 8m floor space, 2 storeys = 64m2:
£32,000
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Aboardman
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| posted on 20/9/06 at 03:43 PM |
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quote:
Originally posted by StevieB
Count on £500 per m2 of floor space including finishes. That's a bit cheaper than a house costs to build new, which reflects the fact that you
already have all services etc. in place.
Working on an assumption of 4m x 8m floor space, 2 storeys = 64m2:
£32,000
i work at an architects and we have just had an 2 storey extension with an extension above a garage a total of 82m² and the tenders we are getting
back are
87,000 (1060m²) and 98,000 (1200m²)
so it pays to shop around for a quote and you will need i would say 3 quotes.
[Edited on 20/9/06 by Aboardman]
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JamJah
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| posted on 20/9/06 at 05:10 PM |
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Aboardman,
I think thats misleading. Please put more stress on the fact that an architct can spec to a rought budget.
Many actually do come in on budget and will certainly give a good baseline rate.
I have seend houses built with garages for the kind of money your practise is quoting (minus land) so it sounds something 'a bit special'.
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Aboardman
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| posted on 20/9/06 at 05:34 PM |
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sorry i was been a bit harsh on architects there and have amended my reply.
yes the prices we have received back are very high and are nothing like the figure we had thought for this work.
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StevieB
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| posted on 20/9/06 at 07:12 PM |
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I'm a Quantity Surveyor - I'll reserve judgement on how good architects are at managing budgets!
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dave1888
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| posted on 20/9/06 at 08:41 PM |
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I had the same thought about an extension, A builder friend recons £35k-£45k for garage with bedroom and bathroom above. We decided to go for another
house with garage.
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Peteff
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| posted on 20/9/06 at 09:08 PM |
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I'm a Quantity Surveyor - I'll reserve judgement on how good architects are at managing budgets!
My mate's an architect, I'll not tell him. You should hear his opinion of QS's (and engineers) 
yours, Pete
I went into the RSPCA office the other day. It was so small you could hardly swing a cat in there.
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StevieB
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| posted on 20/9/06 at 09:32 PM |
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I'm quite aware of people's opinions of QS's - I actually enjoy being the necessary evil that gets paid more than everyone else
because I'm rare.
I can live with it
[Edited on 20/9/06 by StevieB]
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StevieB
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| posted on 20/9/06 at 09:32 PM |
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Why is this second entry here!
[Edited on 20/9/06 by StevieB]
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Peteff
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| posted on 20/9/06 at 10:20 PM |
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I see his point now 
yours, Pete
I went into the RSPCA office the other day. It was so small you could hardly swing a cat in there.
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Fred W B
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| posted on 21/9/06 at 08:22 AM |
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Not that it helps you at all......
I have just about finished having a professional contractor add a(nother) 7.5 M long double garage and a small extension to one end of my house.
Face brick outside, plastered inside, tile roof, 3 wooden internal doors, 2 wooden windows, gutters, 4 fluroscents, 5 outside lights and wiring. Total
cost came to more or less R2900 / m2 - say 210 UKP /m2 at the moment.
Still have to pay for the 4.88 m wide electric roll up door and driveway paving.
Gotta love living in the colonies!
Cheers
Fred W B
[Edited on 21/9/06 by Fred W B]
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JamJah
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| posted on 21/9/06 at 10:26 AM |
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Sorry,wasnt having a go.
Just doesnt meet my experience with pricing.
tbh the who QS/arch/structs argument is more over liability and pride than quality of work.
I will admit I'm still at uni (trying to make contacts during the summer!) and the one thing they try to push after the design and then
enviromental issues are the fact that we all have to work as a team. we all do our own bit to get the job done.
although in practise life is more flort(sp?) with thingschanging often (usually by builders and customers! hehe
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StevieB
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| posted on 21/9/06 at 10:34 AM |
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Everyone does work as a team, but in reality are always suspicious of each others intentions:
Architects want the best design with their name on it - costs a lot
Quantity Surveyors want the cheapest building with their name against it - looks crap
Project Managers want their ego to be backed up by their project - the architects best design with the QS's best cost.
Health and afety people want everything safe and clean - they up the costs, ruin the design and put hurdles in front of the PM's plans. They
tend to be nice guys though
Cross discipline banter is fun, proper 'in-fighting' in the project team is rare, unnecessary and a bad experience all round. Working in
a good, cohesive team where everyone is on the same page is the best experience you'll ever have.
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Peteff
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| posted on 21/9/06 at 07:00 PM |
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life is more flort(sp?) with things
The word is fraught, just being helpful not picky. You can all do your bit but the builder will always have the last say. Keep checking those cavities
are clear and make sure he's putting the ties in
yours, Pete
I went into the RSPCA office the other day. It was so small you could hardly swing a cat in there.
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JamJah
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| posted on 21/9/06 at 07:04 PM |
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Nah,the client has the last word unusually telling as fewer people as possible especially when theyve run of of resources.
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StevieB
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| posted on 21/9/06 at 07:05 PM |
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I work for a major contractor in the Rail Industry - no cutting corners there! Everything engineered to 300% and all tolerances checked, checked
again and double tested!
The best prject I ever worked on was one where the client had £1m and made out he had £10m for a leisure centre. The Architect designed what the guy
wanted, all really nice marble finishes etc. As the QS firm, we had to try and play middle man and explain to the client that it's not the
architects fault that he can't have the £10m scheme for his £1m budget.
It ended up as a practical shed with a square pool, ceramic tiles and a few showers!
[Edited on 21/9/06 by StevieB]
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