What should a quote for an extension look like?

[slithytove]

I have architect plans and want a price for the build without any final decoration. All I am being offered is an overall estimate with t and c's, is this normal?

What should I be asking for please?

Anyone?

I'm not sure about doing it yourself but we used a project management company who put together a tender document that builders put in their bids for. The document was 80 pages long so my advice would be be very specific!! Turns out our extension was going to be ridiculously expensive and not worth the value added so that's as far as we went.

What would a quote normally look like?

Do most builders expect to contract this sort of work with an estimate? It feels risky to me.

Yes I think they just work from an overall estimate unless you ask for something more itemised. At the end of our mammoth tender document, each builder had just given one overall price.

I hope somebody who actually knows comes along soon to help!

My husband always asked for a breakdown; parts and labour. We recently had a house built for us and received itemized breakdown of parts; electric, plumbing, lighting, hardware etc.

Surely with an estimate my costs could spiral?

Have you asked them to include a contingency?

No, at the moment I have seen my arse as they have pissed me off haha.

They have said that they will not include waste removal contrary to what we have discussed, and will not rectify any problems created again which we have already discussed (putting the patio right after they have had to take it up)

So I am in a mood and going to go elsewhere haha - but want to make sure that what I am asking for is reasonable.

Builders quotes can come in all sorts of more details you give them to quote the job, the more they'll be able to do a cost breakdown for you. What I learnt from my architect is that he's produced a document called 'schedule of work' which is read with the architects plans. In the schedule there will be a breakdown of what materials you want to use, where it is and what is the quantity needed. Our builders priced item by item against the schedule, and in addition added on a contingency sum as well. This gives a lot of clarity to our cost and budgeting. not sure what is the size of your extension, but if it is more than a single storey room extension I'll advice to try and get a more detail schedule of work from your architect if possible.

With final plans, you should be able to get a detailed estimate, i.e. a breakdown of costs. The total is never completely final because things can happen during the build that change the work that needs to be done. I've just been told my terrace needs a soakaway, for instance. You can hit drains or sewers when digging foundations too.

A good builder will talk through options with you. Mine just saved me a couple of grand by showing me that an opening didn't actually need to be made wider and that if I moved a window to fit the space of an existing door, I wouldn't need another lintel.