Quote from builder vs architect plans

[cluelesstotallyclueless]

I wonder if anyone has had experience of this?

Early last year we decided to engage an architect to undertake some plans for us. By way of background we live in a 3 bed semi, less than 25 years old in London.

We are at end of our road and have space to side so we decided on double side extension and rear extension, half double, half single on neighbours sides. At the very first meeting, architect asked our budget, which we said was 100k, he said right healthy budget. We also discussed cost of property locally, how much it would cost if we moved rather carry out works. Architect said it would probably be in in region of £250-300k to move up property ladder, which knowing local market is correct, (given increase in mortgage, stamp duty, moving fees, solicitors, estate agent fees).

Anyway the architect did plans, submitted planning, which was approved. We got a structural engineer to do drawings, have got a party wall surveyor.

We spoke with a builder that the architect recommended and their quote arrived a few weeks ago and we were shocked the quote was coming out in excess of £250k.

We were very specific about our budget with architect, we did have a contingency so probably could go up to £150k, (extending mortgage further, dipping into savings, maybe putting bits and pieces on credit cards, short term loan from parents etc).

I spoke to builder and said thanks very much, but totally out of our budget, he said this happens frequently as the design presented is not in line with client's budget.

We are speaking to other builders but I now feel totally down about the whole thing.

I dropped a quick email to architect and told him about quote, they said I can introduce other builders, that wasn't really my point. Yes, I do need to get other quotes but my thinking is that the design is out of line in terms of our budget.

We have spent several £1000 already but I'm just wondering if anyone has had experience of this, one builder quoting so highly and other quotes being in line with your expectations?
Thanks

Blinking your post made me shudder! That's ridiculous. Interesting point about surveyor doing drawings, is that a quantity surveyor and is it much cheaper?

7to25, glad you got there in the end too, there's a theme here isn't there? Be interesting to hear if anyone had a design that was on budget.

Thanks for posting Ootscoot. Yes doing work in parts is a consideration I guess, not ideal but would tick some of our boxes.

Ootscoot and others, how did you feel about changing your plans, do you feel you're compromising too much or pleased something is being done, even on a lesser scale?

I’m absolutely gutted to be changing the plans ... we are losing a huge master bedroom with en suite and walk in wardrobe and this means that we now need to use some downstairs space for our bedroom which had been allocated as a study and 4th bedroom.

The house absolutely needs it though so it’s not like we can just not do it and eventually we will be able to go into the roof of the single storey extension to create that lovely big bedroom.

It’s better than nothing ... I keep telling myself

We are nearing the end of an extension and complete renovation project, rear and side extension and large garage with office and bathroom. We had widely varying quotes and are using a company from outside our area who is much cheaper. We are getting it for 1600 psm plus kitchen and bathrooms. Are all your quotes from London builders. Try finding someone who will travel in from outside. Whereabouts are you?

Our quotes varied wildly: one quote at £80k, two quotes around £125k and one at £250k. (All plus vat) The pricing seemed to mirror the size of the firm (expensive one was from a larger firm, cheapest from a one-man band.) We went with one of the £125k quotes and went over by £2k-ish for “extras” such as removing a concrete parking area we didn’t want, and the extra cost of the triple-glazed doors we had chosen but hadn’t specified in the drawings. So pretty accurate. Build was completed 2016.

Just to add to previous post. I would not stretch yourself to do more works than you can afford. You will go over your budget, the cost of the extras will be more than you expect so if you're already starting from "can only just afford it" you may find yourselves in a difficult position.

Hi Clueless - it’s an area of work that’s actually covered by many general practice building surveyors. A good few council planning officers also switch to do this - which is great as they have a great grasp of what you can/can’t get away with!!

I work in construction, and have done a fair bit of one off residential projects (albeit not for some time).

A lot of architects are an utter pain in the arse when it comes to working to a budget, and they quite frankly need a good bollocking if they've not done so. A decent residential architect does understand how much stuff costs and what they can/cannot add into their project.

You do need to speak to a couple of other builders though. Quotes can vary wildly...for example, out of half a dozen quotes, I'd expect one really low one (they're either desperate for work and will never do it for the price, it'll be a cock up OR they've missed out something), one sky high one (they don't really want the work) and the remainder will be around the same number (give or take).

You could also spend a bit of money on a surveyor who will put together a cost plan based on the design. You'll know if the budget and design do marry up, the QS will work with you to realign the design/cost if need be, and they'll make sure the builder's quote is in order.