[bluesilver]

hello all


I'm having a 2 storey extension which will be about 30ft x 11ft both top and bottom. 17x10ft of the bottom part of that is going to be the HC room. The rest at the front will be a small kitchen and above will be another bedroom with ensuite.
Now, we got a quote from a builder who thinks it will be around 35-40k.
It includes soundproofing the HC room and fitting a basic kitchen and fitting an ensuite out (shower, toilet and basin) and putting french doors on too.
So, for people who have had 2 storey extensions of that sort of size, does that sound like a good price?
Also, I have no idea about the cost of architects fees?

Any idea of costs would be fantastic

thanks

neil

[bluesilver]

forgot to mention, the builder said about chucking loads of quilted foam? I think behind the walls and in the ceiling. I REALLY need this to be soundproofed well as the room above will be occupied most of the time. any ideas on the best method and stuff to use on the ceiling especially would be fantastic. I MIGHT be able to add soundproof on the floor of the room above as well as long as it isn't going to reduce the height of that room.
The walls in the HC room are not soooo much of an issue but will be soundproofed..it's just mainly the ceiling I'm most concerned about.
Also, do I need the floor of the groundroom to be soundproofed too? just curious as I don't know if not doing it would let bass escape somehow?

cheers again

[Jon Boy]

For sound proofing insist he uses 'gyproc soundbloc' boards on the walls and the ceinlings!

Sorry that all i know lol

Jon

[bluesilver]

cheers jon boy!

[bluesilver]

one question Jon Boy, do you know the sort of cost for that? Did a look in google and couldn't find any costs

[bluesilver]

helloooo???

anyone had an extension...?
anyone used an architect...????

[putbinoot]

Sorry have not had a extension built but i would sugest getting at least 3 quotes, also if you see anybody getting work done in your area knock on their door and ask who their builder is and if they are happy with the standard of work.

[woody67]

Build prices can differ significantly depending on where you live. You can only realistically compare prices from other similar work in your locality. Access can also affect costs.

Ground conditions and drainage can take up a big chunk of the costs and will be unknown. The rest can be reasonably estimated.

For soundproofing I would specify dense (7N) blockwork, dense quilt (rockwool not fiberglass) and Fermacell boards (instead of plasterboard).

An Architect will typically charge 10-12% of the project cost, and this is overboard for a basic extension. You would be better off with an architectural technician or similar designer - who should charge £600-£1000 for the design. Structural calculations will be extra.

[Jon Boy]

yep , i have a full price guide , a soundbloc bard bought by mr joe public - 12.5mm thick , 1200mm wide and 2400mm tall will set you back around £17 - £20.

partitioning compaines with accounts at these suppliers get heavy discount , mr joe public gets his pants pulled down lol , if you shopped around you could probably get them for around £15 a board if you're lucky!

Not cheap but the price you pay for decent sound deadening boards!

Just as a comparrison , the same board but as a standard plaster board will cost you around £7 - £9!

Hope this helps

Jon

[clockworks]

If that price is fully finished, it seems OK.

My parents have just had a single storey extension built. Similar size, but including full sliding doors on the long wall. It cost them just under £15K, but the footings and slab had already been built by the previous owner.

My brother has been quoted a similar price to have a single storey extension converted to two storey. His architect charged just under £1k, including obtaining planning permission.

A couple of tips, if you've got the time to spare, and want to save some cash:

Set up an account with a local builder's merchants, and order all the materials yourself. Pay each order with your credit card, but allow the builder to place orders in an emergency (using your details). If you are ordering large quantities of materials, you'll get a good discount on most things (30 or 40%) - better in your pocket than the builder's!

Employ a general builder on a "wages" basis, rather than a fixed price for the job. Many self-employed tradesmen will be happy for the security of a guaranteed weekly income, rather than stage payments. Should save you a fair amount, as most builders will over-estimate to allow for problems.

Hire in specialists (plasterer, plumber, etc.) as and when they are required. Ask your builder for recommendations, but pay the specialists yourself.

Arrange for double glazing, kitchen and bathroom fittings, etc. yourself. An independant glazier will be a lot cheaper than a national company. Many builders merchants supply and fit kitchens and bathrooms. With your discount, the fitting will be "free".

[TiSwAs]

Just had architect fees and planning permission etc and that cost around 1k
For my single storey extension on dodgy grtound will cost me around 15k i think 5k will be for ground work, so yours seems relatively ok - my price is just for a shell and electrics and plastering, no fancy soundproofing!

Cheers

[bluesilver]

cheers everyone.
just had second builder come around on saturday and his quote was the same, 35-40k for a two storey extension, archtect fees should be about £650 plus planning costs etc. I

[bluesilver]

just had a 3rd quote from a builder. The first 2 came in at 35-40k and the last builder said 60k!!!!!

So, if anyone else is thinking of having work done, get a few quotes!!
I did say to him that it was odd that his was 20k more than any other quotes and he just said "well, I can have another look at it.."
Yeah...right mate...

[gavinhunt`]

Dont forget to get a fixed price and a clear list of whats gonig to be done.

[woody67]

We routinely see big quote differences for two storey extensions to sides adjoining neighbours. The is the 'hassle' factor to add to the price, and for some builders they may not need the work or the hassle.

However, be wary of picking low quotes as it is common for builders to quote low and then charge for lots of extras and unforseen work. Higher quotes may already have factored in an allowance for this.

In addition, also be wary of the designer skimping on the details in the plans. It is easy (and common) for the plans to be drawn with just enough detail to get then through planning and building regs, but when it comes to the building things don't seem to work out as per the drawing. The builder then charges you more for this.

Ensure that all quotes are itemised, so that you can compare like for like

[bluesilver]

I've heard of some builds (wembley for example) are fixed price builds. Is it normal for something much smaller to be done for a fixed fee?

[woody67]

The quote for the extension should be the [fixed] fee, but there are variables (eg foundation depths) which are unknown, so the client has to be prepared for such extra payments.

A fixed fee contract would take all possibilities into account and add the possible costs of these to the quoted figure so the actual quoted figure would be higher than a normal quote. The builder would take the risk and also the profit or loss if actual costs were different.

Now, some extras are expected and normal, but you should not be in a position where the builder starts saying "Oh I never allowed for this or that". Along with the itemised quote, you should ask the builder "In what areas can I expect costs to differ from those quoted?" These would normally be foundations, drainage layout, significant deviations from the approved plans or if the Building Control Officer instructs alterations on site.