This sounds like a really 'how long is a piece of string question', and I'm not sure how much anyone can help.
However, we are looking to move into a bungalow, and seen 'almost' the perfect one - however, to make it perfect it needs a decent size extension down the side of the house (plenty of room available) to extend the fairly small kitchen, which would, if we went the full length that is still not extended, would also add a bit to the bathroom and dining room.
Looking at published dimensions of the house, I'm estimating that the extension would be about 25' x 8'.
Trouble is, not being anywhere remotely connected to the building trade, I have no angle whatsoever on what such an extension might cost. I know only too well that nobody could give me a precise quote, or anything like, but I'm just looking for a pretty rough figure, to know whether it is worth investigating further, or whether it is out of our reach.
The project would obviously involve a re-fit of the kitchen and bathroom - not sure if it might need a re-working of the shape of the roof.
So, anybody in the trade, or anybody had similar built recently, who could estimate to the nearest 5k?
Thanks
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... but I'm just looking for a pretty rough figure ..
probably not what you want, but no harm in looking at
www.architect-yourhome.com/_cost/cost2.htm
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This sounds like a really 'how long is a piece of string question' and I'm not sure how much anyone can help.
If you allow £75.00. per square foot, measured by outside dimensions x number of floors then you will not be too far out. Straight lines are easy. Fancy angles, fancy roofs, dormer windows, unusual materials etc. etc. will bump up costs considerably. Awkward access, limited storage, sloping sites, trees near foundations WILL also raise costs, sometimes seemingly out of all proportion to the finished item.
If you need any further help then shout.
Very best regards.........Martin.
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Ours was almost exactly £100 per square foot (when RIBA was quoting about £80 build cost), complete with new fitted out kitchen, shower room , carpets, decorating, etc. That was 3 years ago, in Hampshire. On that basis, it looks like you could be looking at about £20K.
The prices included new roof, resiting some windows upstairs to accommodate the roofline, some hefty RSJs, and taking the outer skin off the house wall to make internal room dimensions a bit bigger. Finishing was to a nice, not luxury, standard.
A few points that made ours a success:
1. One of us was around all the time. Not to keep an eye on the builders, but to make decisions when required. Otherwise, the builder makes the choices for you. So, instead of a step in the ceiling in the kitchen, it's level. It's amazing how many decisions there are.
2. We chose a builder solely on the references he gave us. The price was pretty much irrelevant. You're going to live with the builder for several months and you're going to live with his handiwork for a long, long time.
3. Get them to reuse bricks taken from your walls during knock throughs to build the faces that will be seen. It makes your extension blend in from day one.
4. Treat the guys onside as friends. My wife made 65 cups of tea one day. She also gave out premium biscuits. That's because we treat people like that, but it had a pay-off, namely that there is generally a "right" and an "OK" way to do work. From conversations with the guys, we ended up with the "right" ways. They were good builders, so probably would have done it anyway, but being treated like human beings may have helped. Someone I know treated their builders like scum and got the job they deserved. Someone in one of the papers (Jeff Howell Sun Telegraph??) said that he worked for someone who didn't put insulation into extensions when he was treated badly and laughed that people would be paying for their rudeness for years to come.
Hope this helps,
V
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I don't know where in the country Martin is, and I hate to dispute his professional opinion, but the current view when I've asked this question seems to be about £100 psf as a minimum, possibly as much as £150 psf. And then (much, much) more if it's going to be a Poggenpohl kitchen.
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I don't know where in the country Martin is and I hate to dispute his professional opinion but the current view when I've asked this question seems to be about £100 psf as a minimum possibly as much as £150 psf.
Rural North Devon. Tight as a Sharks backside at 60 fathoms some of them!...But you can do it for £75.00. psf, but as I think I pointed out it has to be squareish, normal concrete tiles or slates, no prob's with deeper foundations or too much awkward drainage. For example:- Ceiling lines that follow the roof pitch require ridiculous amounts of dense insulation at blasphemy removed know's what cost and so it goes on, but it can be done, but £75.00. psf will be the minimum.
To the O.P. make sure that you keep nothing from your Builder and in addition make sure that the answers that he provides are actually answers to the question/s that you ask and not a series of maybe's, could be's etc. I am sure that you know what I mean.
You can quite easily double the above figure if your heart rules your head as it did for me before I got a brain. Similarly you can get brilliant Kitchens and Bathrooms for little money if you keep swmbo away from the little squirts in their ill fitting suits in showrooms and the 'sheds'
Pay the Builder a SMALL deposit as a commitment and make agreed stage payments, and make them on time. Don't be unreasonable which it is easy to do if you are inexperienced and don't take any 'bull' from him. It can be a very difficult time this building lark for both parties so make sure that you have everything in place BEFORE SIGNING.
If you are going out to tender, so to speak, ensure that you give everyone ALL of the SAME details and not a loose spec' based upon fresh air!
I have just received a set of three drawings for a large barn conversion with a likely value of 250K. There are NO, yes I repeat, NO dimensions whatsoever!!
Best of luck matey. Still come back if you need more help.
Very best regards...................................Martin.
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I'd agree on £80-100 sq ft, but as other have said fixtures and fittings can blow your budget. Go for handmade units and posh stone worksurfaces and a kitchen can quickly become £50,000.
An extra 10% spent on an architect for project management can be worth much more than this ito you n the long run. At the very minimum you should have a written contract with the builder giving start date, end date, payment terms etc.
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Martin
As we're on the subject, can you explain to me why, when the cost of building is reputedly 100-150 psf (central London, highish spec), the cost of refurbishment of a Georgian townhouse house seems to come in closer to £200 psf.
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We gutted and refitted a shell with a new kitchen. The cost from the screed up was: floor - £2,000, hand-made cabinets - £9,000, appliances - £2,000, granite worktops - £4,000, lighting/sparks - £1,000 and an Aga - £5,000 total £23,000. Plasterer was £2,400 inc the screeded floor. I project managed the whole job, and the cabinet maker was local, but very high quality.
Same cabinets from a specialist kitchen-maker would have cost about £15,000, who would marked up the rest by a good 25%.
SWMBO is happy at last....
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