extension or orangery advice

[walkingdeadmama]

Basically after a bit of advice

We are looking to build an extn or orangery about 6m by 3m to extend or kitchen to an open plan kitchen diner living area. Have a really tight budget around 20k for just building work is this doable (my handy dh is going to fit the kitchen himself after)

Basically we're going to go for the cheapest option so we can spend a bit more on the kitchen etc

I wanted to find out if anyone has had either built recently and how much it cost? Did you use an architect and if so what for and wss it worth it?
And if you are in herts builder recommendations would be welcome

Thanks in advance

Anyone at all?

We're in the middle of an extension which I think is just under 4 m times maybe 6 or 7 m. We were quoted £32k all in (not including kitchen) and has gone up to around £38k. £7k of that is bifold doors and roof lanterns so you could probably cut down if you went for cheaper options.

We did use an architect - weren't planning to but he'd been used by our neighbour to do a similar extension so already had plans etc. I think was worth it as he gave us some different ideas then drew up plans for the builders etc. We also paid him to submit our planning and building regs applications as they would never get done otherwise.

We're in the NW.

I have been told that you should budget £1,000 per square metre so 18 m sq for £18,000 sounds doable. Think you need to get some quotes really, sorry.

Hey lana, thanks for the advice, really appreciate it.

I do have an architect coming round for a first meeting tomorrow but not sure what I need to ask him. Of course if money was no object id just give him a wishlist and let him plan away...would love bifold doors and roof lanterns but probably best to go for the cheaper boring option

Did you guys start with an architect or did you have builders round first to give quotes and say what they could do for the money then got an architect to draw it up?
Also did your architect recommend the builders or did you find them yourself?
Sorry for all the qs I feel so clueless not really sure where to start...

We had a builder round first to give rough quotes as we were trying to decide whether to do two stories (storeys?) or one.

Once we'd decided that we got the architect to come over, told him what we wanted and asked him to draw up plans. He provided us with 3-4 different options, none of which were exactly what we'd asked for, which we were very cross about until we realised we liked one of his designs better than ours anyway

We didn't have loads of contact/discussion with him really, had to chase him quite often and his own website lists him as retired (!), we just picked him because he already had plans of our house (in mirror image) and was therefore cheap

Then I asked online on a local group for builder recommendations and got four round to give quotes. I'm still waiting for three of them but the other one got back to me within a couple of days with a full quote, was a lot more interested when we met up (the others acted like I was wasting their time), and came around again to check measurements before quoting, so the decision wasn't exactly hard. He's been brilliant.

We actually used a company selling oak framed conservatories and orangeries and they had an architect so this was included in the price. My kitchen is now in the orangery and it is wonderful. Light, airy and spacious.

I realise this is way above your price range but I would have thought £20,000 is a very small budget for anything other than the basic structure. I would go to a conservatory company and see what they can do as they will have off the shelf designs. UPVC will be longer lasting than painted wood. Hardwood will be expensive. You will need foundations, a concrete slab for the floor, plumbing or electrics for heating, glazing and window furniture, lighting and flooring, all of which are not cheap. You need to allow for making good the garden and the interior where you have knocked through. Conservatories tend to be hot in summer and cold in winter so you need sufficient heat and ventilation for our weather. I think this is impossible for £20,000 unless it's to be a DIY job. Sorry to be negative.

An extension is going to be a bit pricier but if you are on a budget then an Orangery or conservatory kitchen extension is an option. Orangeries are more substantial (as they have more brick work) so obviously ideal for a kitchen for appliances etc.

But you could always add a conservatory onto the back of your kitchen, that way you create a bigger open space and additional dining / seating area.

This article might be right up your street:

www.conservatoryonlineprices.co.uk/conservatory-orangery/

We have a conservatory as a dining room and even though we have had the roof insulated and a huge rad installed it still drops cold ( or the rest if the house swelters whilst the conservatory is warm). I'd say wait and save for a proper brick built extension. If we decide to stay here forever, I'll be getting rid of the conservatory and putting a brick extension in its place.

I'm in Herts and just paid £35 for a 5x3m conservatory.

I had loads of Hertfordshire conservatory companies round and didn't think much of any of them.

By far the worst was Haslemere of High Wycombe who quoted 44k for a start price . The bloke was rude and said it was obvious we couldn't afford it when I pointed out I'd had one done 10 years ago for 18k.

Around here the prices have gone up astronomically - my SIL in Leicester has had one done the same size as mine for 17k. So it's literally twice the price in Herts compared to 90 minutes away.

Mines isn't finished yet. It's sort of an extension/conservatory. The glass alone is £16k. There is then footings and 2 x 10 foot brick walls at either end so it's more substantial than just a Wickes off the shelf one.

But it's very plain and we're not putting heating in it (just an electric radiator), and it's desperate from the house so not a proper extension.

It's very expensive for what it is and it is 'just' worth it.

Seperate, not desperate

Blimey 44k! Thats insane!

I guess the prices have changed in 10 years but still...

You can do it for £20k if you manage it yourself. Look into getting a bricklayer, roofer etc all separately and you project manage it. Dig the footings yourself etc. If your DH is handy he can do quite a lot I would think.

Look at this website www.myhouseextension.com/

Good idea too about project managing it but I think you should only do this if you are experienced in what you are doing! A conservatory / orangery is something you want to get 100% right if your spending that amount of money.

That is an awesome site AngryFeet, lots of information there! Will be bookmarking that one!

thanks for all the advice

joey8 thanks for the article.

MillyMollyMama - thanks for the input. We do only need a basic structure, just walls doors elec and windows My dh works as a gas engineer and he fitted our kitchen and bathroom in our last flat so once we have the shell i'm pretty confident we could manage everything else. (she says with fingers and toes crossed)

Mendeleyev
we have a conservatory already too. Think it was built back in the 90s. its a typical lean to type made of plastic and totally unusable too hot in summer and too cold in winter. I was hoping an orangerie might be a cheaper better lit version of the extension but we had an architect round and he all but laughed in my face when we said 20k and said orangeries were a lot more expensive than extensions because of all the glass... i always thought it was cheaper...

Lana, i'm going to get some estimates off a couple of builders and see what they say. When the architect came round he seemed really helpful, seemed to know the local planning rules and regulations and he'd been raised and working in the area (we're new here just moved last sept) so he seems rather knowledgeable. Think i'm still going to see a few other to see what they have to say about our ideas. Was your architect riba qualified? i dont think the one we like is but i dont know what difference it makes. He does seems more than capable

Laurie, hope your conservatory is better than ours
We're going window shopping for conservatories/orangeries tomorrow to see if there is any advice/deals we can get there but after your comments. i'm not holding out much hope. At least i can ogle some unaffordable bifolds while we are there. will let you know how it goes. i know it is really expensive around here, 44k is ridiculous! Wishing i lived further up north. Maybe i can hire some northern builders to come and work for me

angryfeet - i have thought about project managing myself but i dont think i'm confident enough to manage everyone and all their bits as i wouldnt really know what i was doing. Dont think i'm organised enough and with a clingy 8 month old i dont think i could be around a dusty site everyday. Thanks for the link though that is one super duper site, will give me a bit of bedtime reading tonight if the lo actually decides she finally needs to sleep tonight...Maybe i'll get some much needed inspiration