I'm thinking about getting an extension done to our house. I know what I want but have no idea what it would cost. The work is basically knock through a wall, fit RSJ and build a single storey extension with sloping roof. I'm not looking for an accurate quote, just a ball park figure - £10k, £15k, £20k....etc to see whether I can afford it. So thought I'd get a local builder around on the hope that he would give me an idea of the costs. However, when he came round and I explained what I wanted, he couldn't give me a rough quote and said I should get some sketch plans drawn up by an architect. He gave me the name of local one, when I spoke to him he wanted a considerable amount of money just to come and look at the proposed work. All I want is an idea of the costs to see whether it is worthwhile pursuing and really don't want to pay for plans just to find out it is beyond my budget. Can builders give a rough estimate? Should I try another builder?
Ask a few builders, and ones that come recommended, knock at peoples houses that have had nice work done, not from adverts, and for a full width say 5 - 6 meters wide 4 meters out, tiled roof, would be nearer the 20k mark. Not a builder by the way, just had a few extensions done
The problem you will have is builder won't spec the rsj you need so its hard for them to quote you. Getting and architect is the best way as it will give the builders something to quote too. Speculate to accumulate and all that
I think x area buy 145 squid should give u an idea least it was 3 years ago Our builder quoted for 1st floor ext move bathroom to rear no decoration 15 k a few months ago if I do the planning and building regs.
Any neighbours with something similar to what you want? You can save a lot of money by getting their plans modified (if houses are the same) and if it's not a million miles different planning might pass it easier too. You could also get an indicative cost from said neighbour.
Depends on square meter age and spec but I had a small kitchen extension 5 years ago, cost 17k with me doing the wiring work. An rsj install will be more costly than you might think. I would have thought an architect ( for a fee) should be able to do a drawing in concept and give you a rough cost to build. Not sure which part of the country you are in but building costs are regional and high in Warwickshire where we are. Also, bear in mind that it might be cheaper to build on than move with all the stamp duty etc Good luck!
Don't get an architect, get a plan drawer, much much cheaper. Anyone who has slight drawing skills and some decent scale rules and fine liners can draw you a plan. I got my engineers calculations done for my steelwork online, it cost about 150 for all of the engineers calculations required for the building regs. I'll have a look later to see what company I used. He'll, if you were closer I'd come and do your plans for a small fee. When I price for large landscaping jobs I never give rough estimates. I take precise measurements, make a plan then work from that. A little bit out can end up costing a lot of money and z lot of customers expect you to honour your rough quote and get offended when it's a couple of k more.
Make sure they can measure though! Whs^ about 1500 not 150 Was late at night and on way home from workin Do it yourself look in the local planning portal they plans that are sent in are absolutely disgusting draughtsmanship and they pass planning.
That's about right to get to a Budget but remember build costs do vary considerably due to many factors, add costs for kitchens & bathrooms, restricted access, changes in levels and material spec, they all add cost. Basic planning drawings could be done yourself assuming the extension isn't something out of the ordinary but you will need Engineers calculations for steels, Building Regs can be dealt with by working to a Building Notice if the extension is simple. Steel work to basic openings through walls aren't mega-expensive relative to the other costs. Also don't forget the dreaded Vat, even if you do it yourself there's always Vat on materials.
If you want to save on engineers calcs try to keep the opening through to the extension within standard lintel sizes. The calculations for these are provided by the manufacturer and you can go fairly big with readily available lintels. Have a look on IG website for examples. As for the rest of the extension @Razzyh isn't far off with £1000 per sq/m as a ballpark figure.
To be honest every extension is different depends on so many factors eg size roof style brick or plaster depth of footings if there are trees near just cost my bro in law £3500 as he had to dig down 9ft just for concrete , This question is like asking how much to restore a camper, until you get plans drawn up you can't really price it, Steve,
As a figure to work out if you can afford it, think £1000 to £1500 per sqm. Location, ground conditions, roof, finishes etc can all make big differences though. Any decent builder should be able to give you a ballpark figure after seeing the site, but it will be just that. If a builder wouldn't give me any idea without plans (drawn by his mate.....) I'd invite him to get off my land.
Many thanks for all the replies and advice. Got chatting to a neighbour this evening and his son had an extension to his house built similar to what I'm considering. He's going to speak to him to get the costs but he thinks it worked out at about £1200 per square metre.
if i was going to build another extension i wouldnt give it all to one builder i know brickies that work for 150 a day plasters 125 joiners 130 if you project manage it your self it will work out loads cheaper
