Prices for Extensions and Moving Brick Walls
Building Extension
Q - We are in the middle of having a large extension built and have an unusual problem in that the builder is reluctant to provide us with the cost of the changes that have been made to the original design. He says that it will be sorted out at the end of the job but we are concerned that the final cost may be more than we can afford. This is our first experience of dealing with builders and wonder whether this is the normal procedure.
A - No, it is not. Variations to the work should be costed out and agreed by both parties before the work is carried out except in the case of emergencies such as burst pipes where the work needs to be done immediately. Leaving the discussions on the cost of the changes until the work is completed is not fair to you and you should insist on agreeing the value involved as soon as possible.
Q - I live in Scotland and want to build an extension for a two-bedroom kitchen/utility room plus a study to our home. My first problem is the cost of building surveyor/engineer who can prepare the work to get past building control and sign off the completed work. Where can I obtain estimates for this type of work?
A - The work you describe does not sound too complicated so you probably don't think you need the services of a building surveyor or an engineer. Look at your local free paper under Plans Drawn and you'll find some architectural technicians who can do this work for you for between £15 and £20 per hour. Most of them will obtain planning permission and building regulation approval and, if you wish, supervise the work up to completion. Contact two or three of them for quotes.
Brick and Wall Work
Q - We are considering changing the layout of our house and this will mean breaking out openings in both structural and non-structural walls. What are the probable costs involved?
A - First, talk to a structural engineer particularly about the structural walls and use a recommended builder to do the work. Here are some approximate costs per square metre for this type of work.
75mm blockwork £40
100mm blockwork £45
140mm blockwork £50
215mm blockwork £60
Half brick wall £50
One brick wall £60
One and a half brick wall £70
Two brick wall £120
These costs cover the cost of forming the opening only and exclude the cost of supplying and fixing a lintel and making good the reveals.I am about to start a two-bedroom granny annexe and a separate double garage. I have been quoted £24,700 for the labour for the brick and blockwork plus the demolition of a small outhouse. Is this figure reasonable?
The figure quoted is the equivalent of more than twelve weeks work for a two-and one brickwork gang! The work should take about eight to ten weeks depending upon the sizes of the building involved so shop round for other quotes.
Q - We would like to build an extension to our house and wonder what savings we would make if we did the work ourselves?
A - The usual breakdown in quotations is:
- Labour 45%
- Materials 40%
- Profit and overheads 15%
In theory, you would save the labour, profit and overheads, i.e. 60% but it would take much longer to do the work yourselves but you would have job satisfaction!
Q - We intend building an extension to our house. What savings would we make if we did the work ourselves?
A - Labour costs are usually about 40% to 45% of the total building cost but the work would take longer than using a builder who would lend on an unfinished property. We need to find £100k against a property with a finished value of approximately £450k.
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Q - Could you please give me an idea of what I should be paying for demolishing block and timber internal partitions and breaking out and building up door openings in external walls?
Here are some approximate costs for this work:
- Demolish block partitions 100mm thick and clear away £18 per m2
- Demolish timber partitions 100mm thick and clear away £12 per m2
- Break out door opening in external cavity wall and insert lintel £400 each
- Build up door opening in external cavity wall £180 per m2
Q - We have bought an old three-bedroom semi-detached house in a poor condition. It needs new windows, doors, kitchen, a new heating system and we would like to install an attic bedroom with an en-suite bathroom. Our budget for this work is £40,000 and wonder if this is enough to cover this work?
A - Here is my assessment of the costs involved.
Windows £5,000
Doors £2,000
Kitchen £8,000
Heating £6,000
Loft conversion £28,000
You can see that this is more than your budget but you may be able to reduce this figure by shopping round and perhaps doing some of the work yourself
Click here to purchase a wealth of home improvement advice and pricing information
The cost of House Improvements, Extensions, Attic Conversions and New Houses
(contents provided by Bryan Spain in partnership with Whatprice)
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