including or excluding engineers calcs? We made initial contact with an architect (then had it off due to job changes), but any RSJs over a certain size needed an engineer's calculation which was a couple of hundred quid IIRC
Excluding calcs. Our calcs were quite pricey due to the nature of the works (2 storey wrap around plus a single story out the back for the kitchen). Calcs also has to take into account for our stairs moving. That meant all first floor joists had to be ripped out and redone. You wouldn’t have that headache/cost though bradders. I just remember the builder mentioning how much the RSJ was.
Im in the middle of having plans for an extension drawn up. Im looking at about 8m x 5m in size on the side of the house, 2 stories. This will give us a new kitchen, dining & utility room downstairs and a large new bedroom with an onsuite upstairs. Costs depend upon where you live. I shopped around so got several prices. The cost of getting the plans all drawn up come to about £1000 including planning permission. Building regs cost, at least for my area, are based upon a percentage of the total build cost, so im not sure what they will cost yet. Structural engineer will cost around £350 - im having a wall knocked out so need him for that. Actual building costs, ive been quoted £1200 to £1600 per m2 for a single story extension, and 50% more to go up another level. Thats not including the cost of the actual kitchen or bathroom as that very much depends upon what sort of quality & type you want. Im looking at adding some bifold doors ala "Grand Design" style on the side of the new extension and that alone adds £6k or more to the price just for the doors. Once I get the plans finalised I can get some more accurate quotes but they were the rough estimates builders have given me.
If bi fold doors are required allow a grand per panel. Building prices are stupid at the moment, day rates have been going up steadily over the last few years,plumbers, electricians, brickies are all pushing for over£200 a day even labourers are wanting £100 a day minimum.I built my extension at my last house on my own getting trades in as I needed them, I got a brickie in to do the faced brickwork and I did the block work , total cost for a two story extension, garage and utility with two beds above cost me 14k. If you have the time and the interest and you know a bit about building you can save thousands doing the leg work yourself , also helps to have a few mates in the trade to help and advise you along the way, the building inspector will tell you what is required along the way but make sure you keep him on side as they can be right bastards if you think you know more than them.
Looking at knocking down and rebuilding my existing garage and kitchen to make bigger garage which will get four bikes out of living room. I know it will need piling, it has been suggested probably 12 piles which I know from other builds next door and across the road will be to a depth of around 20mtrs. Anyone got an idea of cost for piling?
If you ask an architect to give you a budget they'll tell you £150-180 per square foot depending on the spec of finish, so that's £1600 - £2000 per m2
My mate in Cheltenham had a two story extension much, much bigger than what you want for ~£45K. I'll see if I can get details of who he used, if you like?
If you ask an architect theyll just look in Spons. Ask a builder/contractor instead for a realistic estimate.
No price without a site visit. Every job is different. Architects don't show logistical issues in drawings.
Just a tip. I use local independent companies for building control. They are cheaper than local authority and work with you rather than against you.
