Home Extension Thread 2018 - summer edition

[DustandRubble]

A thread to share the highs and lows of all things extension, loft conversion, renovation related. Bring your own dustpan and brush.

I'm glad you all agree!
Builder not going to be happy....oh well

Had three plumbers turn up today to start putting pipework into our new bathroom - had no idea that would be happening so soon! Going to MKM tomorrow to try and get some sanitary ware - going for bath with shower over (this is the family bathroom - will be ensuite and downstairs showers as well) plus loo and sink with cabinet. Don't like making these decisions in a rush though!!!

Oh - if anyone has any opinions on bamboo and kardean flooring please let me know! Needs to be pretty waterproof...

Pallando re.karndean there are cheaper options out there. I wasn't aware until I talked to our flooring company that there is more to LVT flooring than just Karndean and Amtico

thehousethat thanks! Any brand you would recommend?!

Pallando well we are having TLC Massimo flooring installed in two weeks time so I can't recommend it quite yet. Apparently quality wise it is the same as Karndean. And it's about £16 a sqm.

Thanks!

@DustandRubble

Am I right in thinking you're having a refurb and extension where the refurb happens first and the extension later? If so how are you finding it? It might be something we consider on our potential purchase, but it would be either a double height extension or a second floor over the garage extension, not sure if that makes a difference.

I've popped in and out of this thread and am back now to ask some more questions, specifically budget related. We are in the North West, in a pricier but not footballers wives area. We have two potential purchases at the moment. First would ideally have the upstairs extended, and depending on the garage foundations this might mean the garage needs removing and a full double height extension putting in, or with a bit of luck we can go out over the garage. The house needs rewiring, replumbing, new bathroom, kitchen (would also probably be moved), flooring throughout, windows, driveway, downstairs loo, utility plus the extension. Would 125k be doable do you think? Or only if the garage foundations are solid enough to mean we build out over it?

House two is much more expensive, older, and arguably in a worse state of repair. So the question would be more along the lines of what could we do for 30k (we'd have to do the rest down the line) out of rewiring, replumbing, flooring, kitchen, bathroom etc?

Welcome tentative apologies for the delay in coming back to your queries; I’m struggling to give you a useful perspective on costs. I think you should get quotes from a couple of builders and probably a structural engineer to give you a better understanding of the garage foundations.
We are in the SE which I know tends to be more expensive, we have (nearly) completed single storey rear extension with a lot of glazing, 2 bathrooms , utility, kitchen, internal decorations replumbing, some rewiring and won’t have much change from £200k but could have cut costs along the way with changes to appliances and fittings. It’s very easy to spend a lot of money very quickly...

Thanks Whattodo, I was getting worried I'd killed the thread there!

I have to say that's more than I'd hoped for! Is it a big single storey extension? It's about 5 years since we've done any major structural work on a house and costs seem to have absolutely rocketed.

We went to view the house again and after talking to the agent we doubt the garage foundations are sufficient. We're tossing up whether we could live with the upstairs as it is but think it's a bit small. Frustratingly we don't actually need any more space downstairs - there is already a single storey extension but that definitely doesn't have deep enough foundations to go above it, I've seen the plans from the 80s. We're going to see if we can get a ballpark for rebuilding the garage with a master suite over, so hopefully a bit cheaper than doing a fully fitted out two storey extension. It's tough though.

Hi tentative3

Were in Cheshire and currently waiting for structural calcs back from the engineer to get our builder picked before we can proceed with our contractor.

We have had some incredible quotes varying drastically, we are having a 23m2 single storey extension with bifold doors which requires goalpost steels, we have a great architect and so far we have had quotes from 4 builders.
We wanted quotes not including any kitchen just first fix electrics and plumbing. The first quote was an astonishing £76k which included £5750 +VAT worth of plastering! This was from a firm that does alot of the extensions in the area. The others have varied from £25-35k and have come recommended but don't generally do work in our area, much more the pricemark we was expecting.

We only moved here 2 months ago from the bright lights of Stalyvegas so it is a learning curve for me people expecting us to pay through the nose for work because of our postcode.

Without teaching you how to suck eggs what I am saying is I reckon you can make 125k go along way but you may have to project manage yourself and also make sure you get plenty of quotes!

Ah, we're in Cheshire too so that's interesting. We managed a single storey plus rewire, replumb, reflooring new front door, bathroom, kitchen, driveway, log burner, basically a full refurb of the existing house plus a small amount of garden work for 40k 5 years ago but we project managed it.

I live in fear of the type of quote you mentioned! We probably won't be able to do as much in the way of project managing this time though can do some. The problem we have is the huge difference in quotes, which is making it tricky to know what we can do.

Our extension isn’t massive (approx 25m2) and I know we could have done some parts cheaper, we’ve decided to go higher end in some fixtures and fittings but have saved in other ways; all of my bathrooms sanitary ware are from eBay, our kitchen appliances were expensive as it was a real priority area for us but the cabinets are from diy kitchens. We've had to repair quite a lot of things; roof leaking in 3 places, boundary fence falling down along full length, needed extra steels (have 4 including a ring steel) and have opted to do things like the garden now as it has been completely destroyed.

£125k sounds doable but you May need to keep a close (er) eye (than I have)

It sounds like you've hit a few hurdles Whattodo, steels, fence and roof - ouch. To be honest it's a good reminder for me that you don't necessarily know what you're up against until you start the work!

We thought we’d bought a pretty solid house to be honest; the loft extension had been done in the last 10 years but the previous owner did quite a lot of the work (not very well) by himself. There was water leaking from the loft conversion down the side of the dorma through to the bathroom under all of the tiling. Once we had uncovered one thing we didn’t have confidence the rest was solid so have been looking to get everything to a good basic standard.... hoping this means that all will be well for the next 15 years as we won’t be able to afford much else!

It can be a slippery slope though. I think steels, roof and boundaries have probably added £25k to our original quotes.

I'm trying to decide whether to chat to a different recommended builder. Builder 1 has me worried after making such a fuss over the steals and building control, then telling me he's delayed 12 weeks. I'm worried that he's not keen on the job but not telling me straight? I've put in a lot of work sourcing the electrician/plumber/kitchen fitter. The other builder quoted to do it all. Should I invite him over to have a chat about just building the shell?

Hi everyone - sorry I fell off the radar again. Luckily we escaped on holiday for a couple of weeks but it meant we had v patchy wifi. I did check in and read through the updates and sounds like we're all up and down as usual.
Builders are cracking on here. The house is almost gutted apart from our front living room. Thankfully we have a caravan so we are living like Kings on the drive...
I STILL haven't yet decided on the kitchen. - no surprise there.
We got sample doors from DIY for the norton and stanbury but DH and I can't agree. I have since found a handless shaker range from Units online ( alchemy Ellerton range ) www.unitsonline.co.uk/ellerton-painted-true-handleless
I have sent off a request for a quote so I suppose well see how that goes. I am rapidly running out of time though
Hope everyone is hanging in there and doing ok.
4years what does your gut instinct tell you? It's generally right.

well we are having TLC Massimo flooring installed in two weeks time so I can't recommend it quite yet. Apparently quality wise it is the same as Karndean. And it's about £16 a sqm.

Ooh, thank you, following with interest.

Builders just said they can start on Monday for a Christmas finish (10 days earlier than expected)!

How is everyone doing? We are making progress but still feels incredibly slow. Disappointed yesterday as heard that our sliding doors will be 8 weeks before installation which makes the pre half term move I really wanted very unrealistic. Oh well, I’m getting used to having my hopes destroyed through this building process!

Eeeek! New here!

Just got the building warrant for our garage conversion - we're knocking through to make a big kitchen/diner. PP is sorted, structural engineer paid.

Builders start last week of Sept. Kitchen is bought. tiles chosen.

How we're going to eat for 3-4 weeks is not yet organised! Worst thing is the laundry!!

Hello all! Feeling quite cheerful here as the builders started back on Monday after their MONTH LONG holiday. They’ve really been moving fast since starting though and have completely finished the tile everywhere except one bathroom. Wood floors go in either at the end of this week or beginning of next week. It’s suddenly looking very like a liveable house. All that’s really left to do is final fix electrics, toilet and radiator installation, water softener installation, railings for the stairs and balconies, and the door frames/doors. We are supposed to get the keys on Sept 24, so it’s all going to happen quite fast from here on out! It still has some stuff to be done before we move in—handyman will do all the painting and install the light fixtures and bathroom bits (vanities, taps, mirrors, etc), and then we’ve got the movers booked for October 1 and kitchen arrives October 8. Eek!!!

Hi Tentative, we're going for demolition and rebuild of the existing garage in order to make it into living space with a bedroom above. All the builders who quoted advised the same. The house is 1960s and it's not just foundations to think about - it's potentially single-skin brickwork, poor insulation etc. Basically much easier and a better end result to knock the whole thing down and build with materials designed for the job.

Hi Leaky that's very useful and very good points, you're right that I hadn't considered anything other than foundations. May I ask what your quote is?

Tentative I reckon we will be around £200k (ouch) but it's a massive project - front & rear extensions and complete internal refurb (house untouched since 70s). We could easily spend more by going for a higher end kitchen, fancier glazing, flooring etc, but we have focussed on getting the house we want by remodelling the inside, moving windows etc.

Well, I've picked the kitchen now (Howdens, white shaker), the man said he'd never been involved a kitchen with so much storage.