Building quotes have come in double architect's est. HELP

[NutellaMonster]

Hi

Just wondering if anyone has been in the same position. Planning single storey long side return extension to kitchen with roof lights. Adding a roof light to one of the rooms and new roof. Knocking through from kitchen into two adjoining rooms and renovation throughout.

Architect came a estimate and 3 building quotes have come in more than double that estimate. Not sure what to do. Project is such that it's hard to do some bits and not others but need to materially bring down costs.

Any advice from any professionals or seasoned renovators out there? Feeling sick and stuck.

Once you find your builder of choice, get them round to meet the architect. Our architect actually came via the builder and they know each other very well. They did two site visits and then the architect did the plans. Then they had a chat before once the architect had the plans and before they came to meet us again. In fact, once we had decided on layout, there was a lot if discussion between the that we weren't even party to.

It's a lot easier to resolve things when everyone is around the table together

ALso - just though, does your quote include a management fee? If so, I would question the necessity of that. We did a big job and the builder managed it at no extra cost. He wasn't on site all day as he had 5 other jobs on at the same time but he came every day to check and was there to supervise big structural bits like knocking through etc. He was also always contactable on the phone and would pop back if I needed to check something.

We did get a quote where another 20% was added on for a site manager

Yes true. Believe the architect is in discussions with one of the builders about the discrepancy and seeing what can be done. He happens to be pur preferred choice but most expensive so waiting to see what architect says when speaks to DH as he will have already spoken with builder

Yes I believe there's a weekly fee for management. Will look into that cost. Thank you again!

Does anyon know how much is the rough cost for a quantity surveyor to look though the tender doc? Loathed to spend even more money!

Nutella - did you ever come to a satisfactory resolution with the quotes you were given? We are in the same boat - 2.5 times architect's estimate and feeling very depressed about what to do now.

Can you give a view of what the architect told you and the quotes? Also size of extension?

I've been through this several times and can now estimate quotes.Our architect was way out.Often the cost they give you in shell only, no windows, or internal work.
Drainage can be tricky and expensive if builders don't have groundworks experience.How signifant is drainage moves?

Hi

Sorry TheKingAndI for only just seeing your message.

We were told that simply building costs have increased all over the board unfortunately - labour and raw materials simply very high at present.

We stripped a ton out of our plans and went out to tender with 3 builders again who came in around the same price again. We are now in pre contract talks with one builder only. Some changes have been made that have easily cut costs. I.e. architect recommended slimline double glazed french doors but builder has said if you're using these in rooms with other windows that are single glazed there's no point. We've also changed our roof lights option as the original one was out of the usual spec and adding £££.

Hope that helps - feel free to msg we as well. This whole renovation stuff is pretty painful.

Hi Hermonie2016

scope of work is a single storey extension across the whole back of the property c.40ft but only 4.5ft wide.

Knocking out back wall of property in kitchen to open up into this new space and make kitchen wider. Other side of property will be a mud room in the extension. Knocking through kitchen to family room in front of mudroom and then also creating large double door opening into dining room from kitchen on other side of the room.

Creating WC under stairs w new drainage. Updating 4 bathrooms. Minor layout tweaks upstairs (v minor). One of those bathrooms is newly created in a bedroom. Creating a laundry room upstairs in a different existing bathroom.

Think thats more or less it! So quite a lot.

Drainage for the new WC is proving a bit suck it and see but builders seem to think there will be a way but they need to dig and do some tests. think they mentioned dye and all sorts.