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What is the cheapest way of adding a room onto the back of the house and could I do it myself?

(43 Posts)
StarlightMcKenzie Sun 18-Nov-12 11:50:18

That's it really?

I know nothing, so presumably I woukd have to factor in evening classes or something?

FishfingersAreOK Sun 18-Nov-12 14:07:41

You could buy a static caravan for next to nothing - so am guessing portakabin the same. We are living in a £800 static caravan whilst we do the house up. Been here since April. It is OK. People live in them full time.

It was a bit hot in summer - but open doors/windows helped. Is OK in winter as long as you keep the heating going - we have a couple of electric heaters from Argos - just keep them ticking over.

The most expense we had was transporting it here. £1200.

If you haven't room for a static, what about a cheap caravan?

Check out ebay. But you could potentially get somewhere possible to heat and stay dry for much less than £60K Though clearly not adding to your property's value.

FishfingersAreOK Sun 18-Nov-12 14:08:13

Though do be wary of planning etc esp with the static.

StarlightMcKenzie Sun 18-Nov-12 14:29:24

Ooh, liking the caravan idea, though not got access to back garden so eight ours woukd have to put up with it in the front. Probably cheaper to buy AND run than an extension (although difficult to supervise other children)

Brugmansia Sun 18-Nov-12 16:28:16

I agree that £60k sounds excessive. Our quote for a 3 storey but smallish footprint extension in London was under £50k.

If you were doing diy don't forget it's not just learning the building skills, there's also all the other trades. If you decided to build something you don't have to do it all yourself or completely pay for everything. most of the building work we're about to do were getting builders to do up to first fix. The builders will be responsible for everything that needs to be signed of by building regs and will do it a lot quicker. We'll do as much of the rest as we can ourselves and just get people in for the stuff we can't, eg electrics.

PickledGerkin Sun 18-Nov-12 19:34:23

I don't know where you live but I am in West Yorkshire and the cost of a single storey extension here is £1200 pmsq. So my kitchen extension of 3m x 2.5m is £9000. That takes me to first fix so electric wires but no sockets sort of thing.

£60k sounds like you are putting one hell of an extension on the back. If you give me a rough idea of where you are in the country and by that I mean, Midlands, Yorkshire and Humber, North West or South East I can quote you from the Homebuilding and Renovation Magazine as they have the prices every month as a guide.

It truly isn't something you can do yourself. The building regs alone are enough to scare the pants of any DIYer. I had a garage conversion done and so no building works just plumbing, flooring, insulation etc and the building regs guy came out 3 times.

StarlightMcKenzie Sun 18-Nov-12 19:37:26

Thanks pickled. We're in SW London. Kingston.

In our last house we had a conservatory done but like you needed one that looked like a wall and not glass - they used full height PVC panels instead - it was 12 by 10 feet and cost 9k.

You could reduce that cost even further by having no opening windows, no flooring, cheaper doors.

We're in Hertfordshire so probably just as expensive as south london

PickledGerkin Tue 04-Dec-12 18:32:03

Right so this one slipped through the net of my "threads I'm watching"

So, SW London, I have costs for Greater London and South East and I don't know which one you would come under so here are the costs listed in Homebuilding and Renovation. These are provided by actual home builders and "build cost information services" (part of RICS)

Greater London
Build Route (main contractor -who does everything)
Single storey of less than 90sqm
Standard £1269 Good £1469 Excellent £1766

South East
Same as above
Standard £1113 Good £1288 Excellent £1549

On the other end of the scale -build route DIY and subbies (you organise it all & hire people)
Greater London
Standard £1079 Good £1284 Excellent £1501

South East
Standard £946 Good £1095 Excellent £1317

Hope this helps.

catpark Wed 05-Dec-12 18:36:08

PickledGerkin, as these figures accurate ? Does it have anything on Scotland ? We're in the lothians and are planning on some sort of extension next year on our house and it would be a help. Thanks.

OP 60K does sound a bit excessive for a single storey extension. Agree with others, a conservatory or sun room would be cheaper.

notcitrus Wed 05-Dec-12 19:13:41

60k sounds high - I'm in SW London but not a posh bit, and have been getting quotes for replacing 2 rooms on the back of the house which includes fitting kitchen and a showerroom, and that's come in around 60k, though the architect who works round Kingston said people might pay up to 140...

If you don't need period detail, try talking to an Anglian rep as while their stuff is quite expensive they can tell you about extensions vs conservatories and what the local planners are likely to approve.
Also worth wandering around looking for an Eastern European building crew and getting to know them and any of their labourer friends. We may demolish the current extension ourselves or get cheap labour to do that.

I'd expect a single room done properly, without plumbing, to be 30k max, but no idea if that's in budget either. We luckily came to the end of a mortgage deal and rates are.actually better than 3 years ago, so borrowing enough to fix the house for similar monthly payments.

discrete Wed 05-Dec-12 20:42:26

I have done this myself (not in the UK). Actually, to be accurate, I have completed what the previous owners started and left half done.....

It is a very large amount of work, and dh and I have many years of home renovation experience.

In your situation, probably what I would do is look into one of those garden room/office type things, which can be very cheap for the space you get, and if necessary connect it to the main house with a glassed over walkway/mini conservatory (no idea if you would get planning permission to do it, though!).

What is your setup like at the back? Were you planning to attach the room to the house at a wall with an existing opening? How much space have you got and in what configuration?

moosemama Wed 05-Dec-12 20:54:00

Hi Star

Would something like this flat pack extension idea be any good? There's a link to the manufacturer on the page and I think you can still watch that episode of My Flat Pack home online if you Google.

Alternatively, what about a timber garden room/house? They have quite a few different options on the website I've linked to, if you go to the pricing page. It would have the advantage of being separate from the house and self contained, so quiet and a defined space for learning or sensory.

moosemama Wed 05-Dec-12 20:54:38

Just realised, cross posted with discrete re the garden room idea. Sorry.

moosemama Wed 05-Dec-12 20:59:08

Another flat pack extension manufacturer here.

discrete Wed 05-Dec-12 21:03:12

those rapyd extensions look pretty cool!

noddyholder Wed 05-Dec-12 22:24:16

What about a very basic loft room? You couldn't really DIY foundations etc but you could floor a loft and get a velux and some heating in

SantasBigRedHat Mon 24-Dec-12 12:16:50

Once again I forgot that I had this in my watched threads, I do not know where my head is at blush oh and also I am PickledGerkin.

catpark cost for NW, SW, East and Scotland all come under the same costings, so for single storey extension of less than 90m sq

Build Route D (Main contractor)
Standard £1012 Good £1172 and Excellent £1409 per msq.

And I did forget to say that these prices do not include VAT as they assume your build is a new build and therefore VAT exempt. Sorry.

The Homebuilding and Renovating mag where this comes from is a good source of information as it shows you what other people have achieved extension wise and of course house building wise.

Also see here for info.

StarlightMcKenzie what did you decide to do in the end?

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