Anyone know a rough ball park figure for extending a 3 bed semi to have a long garage on the side (length of side of house) with 2 bedrooms above it?

Pat...

£25k - £35k Depending on how much work you are willing to do yourself. I'm thinking of something similar myself garage on the bottom bathroom and room above.

Pat,

Keep me in the loop - I want to do exactly trhe same thing at some point.

S

Pat,
We are in middle of having a large two storey side extension added to our three bed semi right now.
It is 3.5m wide (int. dimension)and runs full length of gable end.
Downstairs it will incorporate a large integral garage with new kitchen behind it whilst upstairs will be a new master bedroom with en suite and existing box room extended to a decent size single at back.
The basic building finished ready for decorating and new driveway laid is costing me some £37 - £40k.
Added onto this will be price of new kitchen, bathroom suite, carpets, flooring etc. so expect final cost to be in region of £45k plus.
I would add say an extra 10% onto any estimate you get to cover the inevitable extra costs that will arise during build due to unforeseen problems (i.e in my case, the footings had to go twice as deep as expected due to depth of drains and type of ground and existing roofing felt of original roof was found to have perished and needed replacing! Plus, you are bound to change some of the spec of fittings etc.)
Estimated length of build is around 14 - 16 weeks and we are now into the tenth week. Shell is up, complete with roof and partially rendered (recent bad weather has prevented this to be finished off!)
Inside, all partition walls and ceilings are up and first fix electrics and plumbing are in place.
Staircase has been modified to give access to first floor of extension and ceilings and walls have started to be plastered.
So hopefully, in 5 or 6 weeks it'll all be finished.
The downside to all this is that I've had to put the Avon build on hold (probably until late summer) whilst I decorate etc.
plus I've had to double the mortgage to pay for it all!!
The upside is I will have a decent size garage with power and light (no more building outdoors!) and having amassed a hatful of brownie points with 'er indoors, will be able to build over next autumn and winter to my heart's content.

U2U Trev Borg. He has done exactly what you chaps are thinking of. He has plonked a double length garage on the side of his house with rooms above. He has put a garage door in each end of the extention so he can stiil use his single garage at the back.

wadders too, has recently extended. He was telling me some details cos i hope to sort something soon too

Group buy?

I've done single storey extensions in the past - completely fitted out with kitchen and it costs around ten grant.

I've also done conversions where we remove the roof from the integral garage and add a room above with the roof put back on above. Again - ten grand.

So, both together could be done for 20 grand easily. Specifying higher levels of fit out could add a bit so 25 grand is not unreasonable.

This type of thing is very popular nowadays because if you're happier with your area then extending can answer your problems.

HTH

Cheers.

Looking at buying a new house, but would definately need a double garage and could live there a lot longer if we got the 3 beds upto 5.

Will have about £40 G to spare if we buy it , but the whole house needs painting etc. as it's an old couple that liver there now.

Oh, got to sell mine as well.

Pat...

That's o.k. if the original footings will take the extra weight. A structural survey to check that will cost you dear.
Pat, they'll be able to live there with you if you have 5 bedrooms, then you won't have to put them in the home .
It's going to cost you for the plans and you'll need to get planning to do it so check it's possible before you commit to it and then find the neighbours object and you aren't able to build on.

[Edited on 12/3/06 by Peteff]

get the housebuilders bible by mark brinkley ,everything you need to know will be in there, attached garage costs arent greatly cheaper than rooms as you only skip plaster and flooring . my self build was roughly £480 per sq metre including a lot of my own labour, its a good plan to put rooms over an attached garage to get the max uplift in value ,but defo get a couple of books they usually have some good floor layouts you can get ideas from

you know where to come for your kitchen dont you pat?!

Yep - no probs Joel.

My dad used to be head of Architecture at Manchester Poly and is also a qualified Town planner so I'll get all my plans and drawings for free

And he'll know what needs doing regarding foundations etc. so that'll be fine.

Pat...

Pat if you need any help, get in touch, it's my all day every day job.

We've just finished Tony Skelding's two storey garage/bedroom/bathroom extension, you should speak to him, we've done it MUCH cheaper.

Cheers

Chris

quote:

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Originally posted by Peteff
That's o.k. if the original footings will take the extra weight. A structural survey to check that will cost you dear.
Pat, they'll be able to live there with you if you have 5 bedrooms, then you won't have to put them in the home .
It's going to cost you for the plans and you'll need to get planning to do it so check it's possible before you commit to it and then find the neighbours object and you aren't able to build on.

[Edited on 12/3/06 by Peteff]

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Chris - what the planning, estimating or the building bit?

Pat...

Sorry Pat, missed your post!

You need to pay the planning and building regs to the council, I did the drawings at mates rates and we organised the builders only to do the stuff Tony couldn't do him self, I'll have to check but I'm sure it was under £25,000.

Cheers

Chris

Im just contemplating doing very similar to the end of my place too, probably just a single storey garage plus utility room and small downstairs loo at the moment, but will probably put in sufficient footings to allow a second storey later on.