Sod the conservatory idea, how much will a 2 storey extension cost???

[B16mts]

I have just been down to my folks place for the afternoon discussing our idea of sticking a conservatory on the back of the house, when i jokingly said "though an extension would be far more useful!", to which mum n dad perked up and think its a great idea, even suggesting lending us the money to do it!

So here we are again, thinking of how much it'll cost to do a 2 story extension to the side of the house.

the rough plan would involve making an integral garage at the front part, and extend the kitchen at the rear, plsu stick a downstair loo somewhere. then above do a master bedroom with ensuite jobbie.

All i really need is someone to come and do the foundations, brickwork and roof. i work for the local housing trust as a trainee electrcian, so the electrics, plumbing, platering etc can all be done by mates on weekends. don't fancy actaully building half the house as a weekender though!!

any clue's as to how much moolah we might be talking here?

cheers,

Martin

[chubbs]

Mate has just had the same done on his house . It was 25,000

[B16mts]

was that for the lot (electrics , plastering)? or just brick work etc?

cheers,

Martin

[RodLeach]

Its going to depend on way to much for anyone on here to give you a half decent estimate mate.

Give your local builders a call. Get some quotes off them. At least they'll know whats going on.

Some might be put off by just building a shell... others will be happy as a pig in sh!t to not have to mess around with the rest.

[B16mts]

fully appreciate that Rod,

Just thinking fo ballpark ideas, am i talking 10k or 40k, you know what i mean?

just thought with the nature of the audience someone was bound to either be in the building trade, and have an idea, or like chubbs know someone who's had it done recently.

gonna ring the council tomorrow anyway to enquire about plannig permission, cos if that a non starter there's no point getting quotes.

Martin

[24Seven]

I had great trouble in even getting a quote without plans being drawn up.

Same goes for planning permission, they may give you an idea of what maybe allowed, but that's it, everyone want's plans.

Everything has to be built to building regs as you may know, fees soon mount up even before you start.

On the plus side I guess there are builders looking for work ATM.

[RodLeach]

fully appreciate that Rod,

Just thinking fo ballpark ideas, am i talking 10k or 40k, you know what i mean?

just thought with the nature of the audience someone was bound to either be in the building trade, and have an idea, or like chubbs know someone who's had it done recently.

gonna ring the council tomorrow anyway to enquire about plannig permission, cos if that a non starter there's no point getting quotes.

Martin

Good point mate, didn't think ballpark figures.

An if theres one thing you can be certain of its that someone on here knows something about any subject you can think of!

[Predictable Bob]

When we were looking into a 2 storey extension about 7 years ago a guy I knew in the trade reckoned you were looking at around £600 sq meter floorspace but doubtless prices have gone up since then

We didn't go ahead cos we wouldn't have got planning permission due to lack of parking spaces - they changed the rules a few years later but we'd gone for the conservatory by then so it was a non starter !

[B16mts]

When we were looking into a 2 storey extension about 7 years ago a guy I knew in the trade reckoned you were looking at around £600 sq meter floorspace but doubtless prices have gone up since then

We didn't go ahead cos we wouldn't have got planning permission due to lack of parking spaces - they changed the rules a few years later but we'd gone for the conservatory by then so it was a non starter !

dumb question i know, but is that floor space on each floor, or footprint space?

[darkdezigns]

dumb question i know, but is that floor space on each floor, or footprint space?

i'd guess footprint,and tbh mate u need to find sumone u can trust cause what with you doing a bit them doing a bit,it all has to meet regs etc at the end,best off askin one of the older sparkys at work for a recomendation/mate,as most would have a builder they trust

[Predictable Bob]

Total floorspace i.e. both floors

[blackpoolsparks]

you can get an idea from the council if they would be willing to pass an apllication for a 2 story extension on your street, area, etc.

It dosent mean they will, just will give you a n idea if its worth going through to the next stage.....which is......

youll need to have a set of drawings done by an architect, about 500 to 700 squid.
Then submit those drawings for approval.
You can also at that time start getting in quotes based on the preliminary specifications (pending approval)

Cheapest way - if you know what your doing is to sub the work out to the different trades , meaning each subcontractor ( sparky, joiner, bricky, etc.) works directly for you and youlll be able to negotiate cost with each one.

Other option - easier if you dont have experience in the building game is to get a main contractor to price it up. Who will in turn bring his own subbies in.
Much less headache, but you pay for it.

option 3 would be a combo of the other 2. lets say your brother-in-law is a plumber, you could get a price for the full extension, less the central heating. You know what I mean.

I do about 2 to 3 extensions a month as a main contractor. Dont pick one based on cost. You'll always find some cowboy willing to do it for half the price of all the rest.and you end up with a job thats half the quality of what you were expecting........

Were getting too far ahead ...
step 1: LBC nod
Step 2: get architect

[B16mts]

Cheers for that.

spoke to the duty planning officer this afternoon, and he threw a few curve balls so it sounds like we can't quite do what we want, but something close to it for sure.

also seems i'm looking at a ballbark figure of £20k-£25 to do it. which is a damn sight cheeper than moving to a bigger house!

now to track down an architect so we can get the best of what we have to work with.

Martin

[Bogus]

Youre on the right track now. A proper extension is a much better idea than the "blot on the landscape" conservatory.

Bogus

[BUSHWHACKER]

Is it built yet?