Hi,

I am researching the estimated cost to build a rear 2 storey extension in
brick with block work to include:

2 ground floor rooms
2 Upper floor rooms

Estmated perimetter will be:

width 7 metres (width of existing propery)
depth 4 metres

Cost should include, shell, roof (sloping tiled), ceilings, internal
partition walls, electrics and plastering.

Anyone been there and done it?

Many thanks,

Jach

Jach wrote:
Hi,

I am researching the estimated cost to build a rear 2 storey
extension in brick with block work to include:

2 ground floor rooms
2 Upper floor rooms

Estmated perimetter will be:

width 7 metres (width of existing propery)
depth 4 metres

Cost should include, shell, roof (sloping tiled), ceilings, internal
partition walls, electrics and plastering.

Anyone been there and done it?

Many thanks,

Jach

It's normally worked out on floor areas, you will have two floors at 7X4m,
plus the width of the wall, which will be about 300mm, meaning each floor
will be 7X4.3m, making the total floor area 60.2m2...prices vary depending
on where you live, but expect to pay £600+ per m2, making it approx
£36,120....this will probably be the cheapest estimate you will get, many
charge more than £600pm2

On Tue, 05 Sep 2006 16:30:34 +0000, Phil L wrote:

Hi,

I am researching the estimated cost to build a rear 2 storey
extension in brick with block work to include:



It's normally worked out on floor areas, you will have two floors at 7X4m,
plus the width of the wall, which will be about 300mm, meaning each floor
will be 7X4.3m, making the total floor area 60.2m2...prices vary depending
on where you live, but expect to pay £600+ per m2, making it approx
£36,120....this will probably be the cheapest estimate you will get, many
charge more than £600pm2

Do you know what the split labour to materials is. I'd like to do the
same, virtually habitable garage lower and bedroom above, but plan to do
most the work myself.

--
Mike W

Jach wrote:

I am researching the estimated cost to build a rear 2 storey extension in
brick with block work to include:

2 ground floor rooms
2 Upper floor rooms

Estmated perimetter will be:

width 7 metres (width of existing propery)
depth 4 metres

Cost should include, shell, roof (sloping tiled), ceilings, internal
partition walls, electrics and plastering.


The $64,000 question, DIY or getting someone to do it?

(the former could be £10K - 15K, that latter could easily top £60K)

--
Cheers,

John.

/================================================== ===============\
| Internode Ltd - http://www.internode.co.uk |
|-----------------------------------------------------------------|
| John Rumm - john(at)internode(dot)co(dot)uk |
\================================================= ================/

visionset wrote:
On Tue, 05 Sep 2006 16:30:34 +0000, Phil L wrote:

Hi,

I am researching the estimated cost to build a rear 2 storey
extension in brick with block work to include:



It's normally worked out on floor areas, you will have two floors at
7X4m, plus the width of the wall, which will be about 300mm, meaning
each floor will be 7X4.3m, making the total floor area
60.2m2...prices vary depending on where you live, but expect to pay
£600+ per m2, making it approx £36,120....this will probably be the
cheapest estimate you will get, many charge more than £600pm2

Do you know what the split labour to materials is. I'd like to do the
same, virtually habitable garage lower and bedroom above, but plan to
do most the work myself.

That would probably cost less considering the garage is already there,
unless the footings need replacing of course, in which case it will cost
considerably more than if it was just bare land! (demolition, skips etc)

As a rough estimate, around 50-50 materials and labour...other
considerations for extending upwards are that there is no concrete floor to
be poured, but the garage will be left open to the elements for possibly
weeks meaning that all equipment and electrics will need to be removed first
(and the car!), also fireproofing if the lower part is to be used as a
garage with habitation above.

If I were you, at the next opportunity dig a hole down the side of the
garage and see how deep and what the foundations are constructed of,
anything too flimsy and it may not be feasible depending on your budget.

"Jach" wrote in message
...
Hi,

I am researching the estimated cost to build a rear 2 storey extension in
brick with block work to include:

2 ground floor rooms
2 Upper floor rooms

Estmated perimetter will be:

width 7 metres (width of existing propery)
depth 4 metres

Cost should include, shell, roof (sloping tiled), ceilings, internal
partition walls, electrics and plastering.

Anyone been there and done it?

Many thanks,

Jach

Well, I had one built three years ago (smaller, one room up and one down,
approx 4.5m square). I had serious quotes of £25k, £35k and £45k for the
same work, with everything scaling (eg electrics £500, £1000, £1500, again
for the same work). The most expensive company sent a proper QS round to go
over my plans with me so it wasn't just a throw-away quote.

The only one I had a personal recommendation for was (as it turned out) the
cheapest (phew!) and he did an excellent job.

In short the cost is less important (really!) than getting a builder on
personal recommendation. The one I used doesn't advertise and is not in the
Yellow Pages (he doesn't need to be).


--
Bob Mannix
(anti-spam is as easy as 1-2-3 - not)

"Phil L" wrote in message
.uk...


Do you know what the split labour to materials is. I'd like to do the
same, virtually habitable garage lower and bedroom above, but plan to
do most the work myself.

That would probably cost less considering the garage is already there,

You have it wrong, bad wording on my part no doubt. I'm talking both
storeys new build. There is an existing garage on a built up drive. I'm
hoping I can cut strips in this and pour foundations without having to skip
the lot. Actually I'm undecided whether to go for for the 2nd storey.
Anyway subjects of future posts, but I need to start thinking about it.
Most importantly I've got to find out about the costs and procedures
regarding the services I can't avoid paying for. IE planning permission
(unlikely to be refused) building inspection, architect ...anything else?

--
Mike W

Jach wrote:
Hi,

I am researching the estimated cost to build a rear 2 storey extension in
brick with block work to include:


If you have drawings (sounds like you don't though), Travis Perkins
will do an incredibly detailed estimate for you (materias and labour)
for a modest fee. We had one done and it at least gave us a useful
yardstick.

VisionSet wrote:
"Phil L" wrote in message
.uk...


Do you know what the split labour to materials is. I'd like to do
the same, virtually habitable garage lower and bedroom above, but
plan to do most the work myself.

That would probably cost less considering the garage is already
there,

You have it wrong, bad wording on my part no doubt. I'm talking both
storeys new build. There is an existing garage on a built up drive.
I'm hoping I can cut strips in this and pour foundations without
having to skip the lot. Actually I'm undecided whether to go for for
the 2nd storey. Anyway subjects of future posts, but I need to start


If there's a possibility that you'll want to go upwards off a single storey
in the future, you'd be wise to get the foundations done accordingly, where
the plan says 250mm of concrete, use 500mm, or you can just mass fill the
footings, which is often cheaper and quicker and there should be no problems
in the future when you come to build higher.

thinking about it. Most importantly I've got to find out about the
costs and procedures regarding the services I can't avoid paying for.
IE planning permission (unlikely to be refused) building inspection,
architect ...anything else?

You don't need an architect and BCO visits are (or should be) free - they
are paid for by council tax or some such.
The drawings could cost around 5 - £600.(is this what you meant about
architect?)
Don't underestimate how many skips you may need, we've had 12 on this job @
£120 each.
If you are intending knocking through large holes (as opposed to doorways)
or are contemplating taking down a corner of the existing house, add on £1K
for steelwork.
Where do your existing drains and services run? - thy may have to be
re-routed.
If you intend having a single storey, you need to think about the height of
the roof where it joins to the house, below a certain pitch (about 20deg)
and it may require unduline which is both expensive and ugly, so you may
have to raise up window levels upstairs if there are any in the way.

in article , Phil L at
wrote on 6/9/06 16:46:

VisionSet wrote:

thinking about it. Most importantly I've got to find out about the
costs and procedures regarding the services I can't avoid paying for.
IE planning permission (unlikely to be refused) building inspection,
architect ...anything else?

You don't need an architect and BCO visits are (or should be) free - they
are paid for by council tax or some such.

Are they really free in your area? Here in Oxford, I had to pay £200+VAT-
£100 for looking at the plans, £100 for the inspections. Some builders may
include these fees, but mine didn't. Nearly all builders take on the
responsibility for notifying the BCO that stages have been reached and
request inspections.

For Oxford City BC prices, see the last page of:
http://www.oxford.gov.uk/files/seeal...%5FSubmission%
5F%2D%5FBuilding%5FNotice%5F2006%5FReduced.pdf

Ben

Phil L wrote:

You don't need an architect and BCO visits are (or should be) free - they
are paid for by council tax or some such.

In these parts you pay one fee for submitting a building notice or full
plans (about £88 IIRC) then another fee when you start work which covers
all the BCO visits etc. The fee is banded based on the estimated cost of
the works. Was about £285 when I did my loft.

Don't underestimate how many skips you may need, we've had 12 on this job @
ï½£120 each.

Possibly more if you need them on the road since some councils will
charge a weekly permit fee - which can be £25



--
Cheers,

John.

/================================================== ===============\
| Internode Ltd - http://www.internode.co.uk |
|-----------------------------------------------------------------|
| John Rumm - john(at)internode(dot)co(dot)uk |
\================================================= ================/

John Rumm wrote:
Phil L wrote:

You don't need an architect and BCO visits are (or should be) free -
they are paid for by council tax or some such.

In these parts you pay one fee for submitting a building notice or
full plans (about £88 IIRC) then another fee when you start work
which covers all the BCO visits etc. The fee is banded based on the
estimated cost of the works. Was about £285 when I did my loft.


I'm not sure if the householder pays these fees when the plans go in, or the
person who submits the plans (the architect) adds them into his fee?

Don't underestimate how many skips you may need, we've had 12 on
this job @ ?120 each.

Possibly more if you need them on the road since some councils will
charge a weekly permit fee - which can be £25

We've been getting them on the drive, but around here the permit is a tenner
per skip, regardless of time.

Phil L wrote:

I'm not sure if the householder pays these fees when the plans go in, or the
person who submits the plans (the architect) adds them into his fee?

Well it amounts to the same thing.... you pay in the end! When I did
mine, the architect got me to write him a separate cheque for the
council to go along with the plans which he posted. They then invoiced
for the bigger part of the fee later.

Possibly more if you need them on the road since some councils will
charge a weekly permit fee - which can be ï½£25


We've been getting them on the drive, but around here the permit is a tenner
per skip, regardless of time.

Yup it varies greatly. Where I live it is free, and yet within a four
mile radius is is variously £10, £15, and £25 depending on the borough
council responsible.

--
Cheers,

John.

/================================================== ===============\
| Internode Ltd - http://www.internode.co.uk |
|-----------------------------------------------------------------|
| John Rumm - john(at)internode(dot)co(dot)uk |
\================================================= ================/