How much should extension cost? - HotUKDeals
We use cookie files to improve site functionality and personalisation. By continuing to use HotUKDeals, you accept our cookie and privacy policy.
Get the HotUKDeals app free at Google Play

Search Error

An error occurred when searching, please try again!

Login / Sign UpSubmit

How much should extension cost?

£0.00 @
I am planning an extension and have employed an architect to create the drawings. Everything has gone through planning and I am now out for quotes to local builders. However, I'm getting slightly fr… Read More
Lowtrawler Avatar
6y, 3m agoPosted 6 years, 3 months ago
I am planning an extension and have employed an architect to create the drawings. Everything has gone through planning and I am now out for quotes to local builders. However, I'm getting slightly frightened at the quotes coming back. The archiect had indicated an expected cost of around £84k but the quotes coming back are for £100k+.

Any advice on whether the quotes are reasonable or how to go about reducing them?

The extension is really in 2 parts:

The whole of the rear of the house is being extended out by 4 metres. The house is 10 metres wide and so the extension is effectivel 10m x 4m. The back wall will contain patio windows leading to a small decking area with steps down to the garden. A single 3.5m x 2.5m room will be created in the space with the rest forming an open plan Kitchen / family area. The downstairs bathroom will be extended and the quotes include installation of a shower, toilet and basin but not buying these. The building quotes include installing a kitchen but not buying the kitchen units / work surfaces. The internal stairs will be relocated and replaced.

The second part of the work is an upstairs extension. Currently it is a single large space with no Dormas. It is being extended with 3 Dormas and split into 2 bedrooms and a small bathroom. The quotes include installation of the bathroom but not buying it.

In addition to the quotes, we need to buy our own handles, light fittings and electrical switches.

Any advice?
Lowtrawler Avatar
6y, 3m agoPosted 6 years, 3 months ago
Options

All Comments

(19) Jump to unreadPost a comment
Comments/page:
#1
Pick the ones you want to use and tell them what your prepared to pay as if they want the work they will lower it. You dont have to pay the amount they offer.
Get more quotes. what area do you live in as people on here may be able to help with good builders. I know one im from Bristol.
#2
Ours was estimated at £120k, actually came in at just over £150k, that was for two story side extension, single rear, including kitchen, electrics and replacing all windows.

We got three quotes and went with the one most recommended.
#3
I thought 1k per square metre per floor was about right. But I suppose having complications like moving stairs etc. Might bump it a little
#4
I would go back to the architect and see if he feels the quotes are reasonable. Knowing builders their initial quotes are fairly high to allow themselves extras. If all your quotes are coming back high then you need to select a couple of talk to them in depth about how they come to their figures and then negotiate them to a more sensible level. Hope this helps.
#5
whatsThePoint
If all the quotes are coming back at £100k+ thats what its going to cost

But is that reasonable? I live in a "posh" area where there is suspicion that builders / workmen inflate their prices because they think that people living there can afford it. We also haven't gone through the negotiation process to establish the final price. I'm looking for guidance on whether the quotes are realistic and how I might go about bringing the price down.
#6
don't envy you. been getting my extention done since november, but because of the bad weather haven't been able to finish yet, but hopefully by the end of the month. The only thing i would say is, choose a builder who gives a firm quote and pay him in appropriate stages. (don't pay anything in advance whatever you do). I paid too much too soon and low and behold, the price keeps going up. I dread the phone ringing now, cos i know it will be the builder adding another few grand to the bill. He has put the quote up by about 10k so far.I just want him to finish and get out of my house before i am bankrupt!
.
I think 100k for you seems ok. I am getting simular size extention done, but am only getting the shell built and doing the internals myself and that has come to 70k so far, but i did have a brick playroom built at the back of the garden which was about 11k of the job
#7
leet_first
I would go back to the architect and see if he feels the quotes are reasonable. Knowing builders their initial quotes are fairly high to allow themselves extras. If all your quotes are coming back high then you need to select a couple of talk to them in depth about how they come to their figures and then negotiate them to a more sensible level. Hope this helps.

Good advice. I'm meeting with the architect next week to consider the quotes and agree a way forward. Unfortunately, I think that he's wanting to talk about descoping the work rather than obtaining better prices. I still want all the work done but will struggle to find the extra £20k to pay for it.
banned 1 Like #8
where did you get the builders from? Please dont say yellow pages or the local paper!

try http://www.screwfix.com forums as that has qualified tradesmen on it and you get proper advice ime.

Most top quality tradesmen wont be on this site at the moment ;)
#9
tdogg
don't envy you. been getting my extention done since november, but because of the bad weather haven't been able to finish yet, but hopefully by the end of the month. The only thing i would say is, choose a builder who gives a firm quote and pay him in appropriate stages. (don't pay anything in advance whatever you do). I paid too much too soon and low and behold, the price keeps going up. I dread the phone ringing now, cos i know it will be the builder adding another few grand to the bill. He has put the quote up by about 10k so far.I just want him to finish and get out of my house before i am bankrupt!.I think 100k for you seems ok. I am getting simular size extention done, but am only getting the shell built and doing the internals myself and that has come to 70k so far, but i did have a brick playroom built at the back of the garden which was about 11k of the job

The architect will be project managing the build for me and all of the quotes are on a fixed price basis. This possibly has bumped up the cost to reflect that they are eseentially taking on some risk. From what you are saying, you have a similar sized shell for around £60k. What I am essentially getting is the shell plus installation of the things I buy. On that basis, the £100k+ does sound a bit steep and the architects original expectation of £84k sounds more realistic. I gives me an indication that there may be wiggle room to move the quotes down towards the £84k.
#10
csiman
where did you get the builders from? Please dont say yellow pages or the local paper!tryhttp://www.screwfix.com forums as that has qualified tradesmen on it and you get proper advice ime.Most top quality tradesmen wont be on this site at the moment ;)

The architect has managed the tendering process, recommending builders that he has used previously. Tender invitations were sent to 4 builders.
#11
Lowtrawler
csiman
where did you get the builders from? Please dont say yellow pages or the local paper!tryhttp://www.screwfix.com forums as that has qualified tradesmen on it and you get proper advice ime.Most top quality tradesmen wont be on this site at the moment ;)


The architect has managed the tendering process, recommending builders that he has used previously. Tender invitations were sent to 4 builders.


When the tenders were returned did you get a cost breakdown for each element of the work, similar to a bill of quantities? Or did you just received a figure for the whole job?
#12
Lowtrawler
csiman
where did you get the builders from? Please dont say yellow pages or the local paper!tryhttp://www.screwfix.com forums as that has qualified tradesmen on it and you get proper advice ime.Most top quality tradesmen wont be on this site at the moment ;)


The architect has managed the tendering process, recommending builders that he has used previously. Tender invitations were sent to 4 builders.


Ask friends neighbours colleagues etc who they have used (and recommend!) and get a quote (or two) of your own too.
#13
civms47
Lowtrawler
csiman
where did you get the builders from? Please dont say yellow pages or the local paper!tryhttp://www.screwfix.com forums as that has qualified tradesmen on it and you get proper advice ime.Most top quality tradesmen wont be on this site at the moment ;)
The architect has managed the tendering process, recommending builders that he has used previously. Tender invitations were sent to 4 builders.
When the tenders were returned did you get a cost breakdown for each element of the work, similar to a bill of quantities? Or did you just received a figure for the whole job?

I don't know, I won't actually see the quotes until next week.
#14
AberdeenDad
Lowtrawler
csiman
where did you get the builders from? Please dont say yellow pages or the local paper!tryhttp://www.screwfix.com forums as that has qualified tradesmen on it and you get proper advice ime.Most top quality tradesmen wont be on this site at the moment ;)
The architect has managed the tendering process, recommending builders that he has used previously. Tender invitations were sent to 4 builders.
Ask friends neighbours colleagues etc who they have used (and recommend!) and get a quote (or two) of your own too.

I'll speak to the architect about inviting tenders from other builders.
banned#15
Lowtrawler
AberdeenDad
Lowtrawler
csiman
where did you get the builders from? Please dont say yellow pages or the local paper!tryhttp://www.screwfix.com forums as that has qualified tradesmen on it and you get proper advice ime.Most top quality tradesmen wont be on this site at the moment ;)
The architect has managed the tendering process, recommending builders that he has used previously. Tender invitations were sent to 4 builders.
Ask friends neighbours colleagues etc who they have used (and recommend!) and get a quote (or two) of your own too.


I'll speak to the architect about inviting tenders from other builders.

where did you get the architect from? Seems a bit odd only getting quotes from the architects 'mates'; especially being the project manager. Asking the architect if you should get quotes elsewhere is probably going to get a negative response.

I would definitely get quotes from some large local builders with established reputations. Its a buyers market at the moment in the building trade as so many going to the wall, no new business.

Either way, you'll get far better advice from screwfix in general.

Edited By: csiman on Mar 10, 2011 11:54
#16
csiman
Lowtrawler
AberdeenDad
Lowtrawler
csiman
where did you get the builders from? Please dont say yellow pages or the local paper!tryhttp://www.screwfix.com forums as that has qualified tradesmen on it and you get proper advice ime.Most top quality tradesmen wont be on this site at the moment ;)
The architect has managed the tendering process, recommending builders that he has used previously. Tender invitations were sent to 4 builders.
Ask friends neighbours colleagues etc who they have used (and recommend!) and get a quote (or two) of your own too.
I'll speak to the architect about inviting tenders from other builders.
where did you get the architect from? Seems a bit odd only getting quotes from the architects 'mates'; especially being the project manager. Asking the architect if you should get quotes elsewhere is probably going to get a negative response.I would definitely get quotes from some large local builders with established reputations. Its a buyers market at the moment in the building trade as so many going to the wall, no new business.Either way, you'll get far better advice from screwfix in general.

The architect was recommended to us by a friend. The 4 builders selected are the ones who most commonly perform work in my neighbourhood and their work is known to us. There are 3/4 others who have performed work locally but they were excluded either because they had confirmed that they couldn't perform the work in the months that we want or because they have inconsistent customer service / quality reports. Beyond that, we would need to get builders from outside the area.

Thanks to everyone for the advice. My intended approach is:

1. Talk to the architect and try to get additional quotes from other builders.
2. Discuss with the architect whether any slight changes to design can lower the cost.
3. Speak to the builders with the 2 most competitive quotes and try to drive their price down.
4. Discuss the timing of the work to see whether this can help lower the cost.
#17
Its worth ensuring that your architect has written in a penalty clause into the contract if the timescale of the build is of importance. This should ensure that they dont over run the project ( you mention that its fixed price, but they could take 6 weeks or 6 months to complete the job whilst popping off to complete other works- leaving you living in a building site).
#18
what area are you in. maybe some people here could recommend someone????
#19
Thanks to everyone for your help. Just to let you know that we now have 2 of the original 4 builders competing for the work and have managed to reduce the price to a more manageable £90k without changing the design. The key to achieving this was the 4th and final quote which came in at the £90k level but without being able to complete the work when we want.

We were able to go back to the other builders and challenge them to meet that price. In one case, they have dropped their quote by £18k without changing what they are delivering. We now just need to finalise negotiations and then sign the contract.

Post a Comment

You don't need an account to leave a comment. Just enter your email address. We'll keep it private.

...OR log in with your social account

...OR comment using your social account

Thanks for your comment! Keep it up!
We just need to have a quick look and it will be live soon.
The community is happy to hear your opinion! Keep contributing!