Extension/new kitchen

[cripez]

Property in our area has had a bit of a Covid boost, so we are thinking of extending when we remortgage next year.

The problem is that neither of us has any experience at all with building, renovation etc.

We have worked out roughly how much we can afford to borrow (£60-70k), but we have no idea if that's even anywhere near enough for what we want.

We want to extend our kitchen width (5.6m) by about 2m, so adding approx 10sqm space. And we want to have all new kitchen cabinets/worktops etc.

Every other aspect of the design etc is up for discussion, it's the space aspect we want, and the new kitchen.

If we call in builders for quotes are they going to laugh at us for knowing nothing? How are we not going to get taken for a ride?

Well they'd be fools to laugh as most homeowners are pretty green when it comes to building work! A rough guide is £2000/metre for new space plus cost of new kitchen, flooring and any associated electrical and pipework. So £25k for your extension then add your kitchen on top, flooring to go throughout.
Costs will increase if you have to move drains, have a roof lantern, need to do landscaping afterwards and so on. I think your figure is just about in the ballpark depending on your kitchen spec.

Pic of current kitchen might help

I've messed up. I don't want to make the kitchen wider, I want to make it longer. So still 5.6m by 5.41 (currently 3.41)

Hi we are looking to do something.

Our single storey extension will be within permitted development... so less then 3m out and about 5 metres across.

We had architect in on Tuesday and he said about £50k for building work. So that's built, plastered, electrics but doesn't take into account decoration and the cost of a kitchen. Obviously they can be as expensive as you wish to make them.

We've also never done this before! But we won't be rushing as can't remortgage till September, so we have time to make sure everything is how we want it.

Plan is to have architect help design and draw up our plans. We will then use these to get build quotes. Architect also has contacts for sorting third party wall agreements and getting building control sign off etc etc

Thanks so much @williowrosenburg - we don't need a really fancy kitchen but we def could do with an upgrade.

Oh same! Although I have no doubt that once we go kitchen shopping we will be enticed by the fancy gadgets!! Lol

Another thing we will do once plans are drawn up is go to a kitchen shop and sit down and cost out the kitchen to get an idea of money needed.

We just want to have an upfront idea of how much things will cost and then go from there really. We'll be adding a downstairs bathroom and utility room so all that needs to be costed out too!

Ours will be within permitted dev - 4m by 10m. Just the bare bones will be 40k. With kitchen, flooring and a more general revamp of the whole house we’re looking at least 90k. Possibly more.

@ GrumpyHoonMain £40k for 40sqm - thats incredibly cheap.

Having done it, I think £2k per sq metre is more reasonable, but don't forget VAT is on top of that. That was for first fix, so basic electrics, plumbing, windows etc. Everything else - kitchen, additional electrics for kitchen, fitting of kitchen, flooring, lighting etc on top. My tip if you have a maximum budget is to leave some aside for your garden - if its a rear extension, you'll need to do some work sorting out your back garden afterwards.

Ours is going up as I type. Its 4m x 6.6m (permitted development so no planing permission needed).

Building is 28k plus vat. This is for the extension with windows, french doors and a roof lantern.

Knock through and rsj etc is £2900 plus vat.

Kitchen is whatever you want to spend. For us its circa £25k plus £3k flooring.

We are getting a good price since we know the builder socially but he's still making a profit on it.

@Africa2go

@ GrumpyHoonMain £40k for 40sqm - thats incredibly cheap.

Having done it, I think £2k per sq metre is more reasonable, but don't forget VAT is on top of that. That was for first fix, so basic electrics, plumbing, windows etc. Everything else - kitchen, additional electrics for kitchen, fitting of kitchen, flooring, lighting etc on top. My tip if you have a maximum budget is to leave some aside for your garden - if its a rear extension, you'll need to do some work sorting out your back garden afterwards.

Yes vat will be on top. But 1k per sq metre is around average for the place where we live - it’s probably even on the more expensive side. But this builder knows what he’s doing and comes recommended.

Remember you'll want a circa 20% contingency. We have already had issues in uncovering dodgy drains which will result in additional costs and we are pretty sure that our ceiling joists run the wrong way which will add costs since I want the new ceiling to be flush with the old ceiling.

@cripez looks to be a very simple extension so you shouldn't have any issues at all. Has the house already been extended? I only ask as it affects your PD rights.
You'll have a steel going across where the current back wall is then the extended bit with a, presumably, warm flat roof. Nothing complicated there so costs will be as low as you get. Definitely achievable within your budget (approx 40k for the build to first fix, plus kitchen, floor and wall coverings, VAT and a 20% contingency!)

Erk, forgot the costs for drafting plans and planning submission

Although if its w/i permitted development there would be no planning submission required and probably not even any formal plans needed if its a straight forward 2m push out.

We spent about £45k on kitchen extension, garage and all fixtures inc architect, structural engineer and planning. We only got a cheap kitchen though which we wouldn't do again, and we went with the cheapest building firm, which we also wouldn't do again as you get what you pay for and they were horrendous.

I'm assuming it's within permitted dev because we are literally the only house in our row that hasn't extended yet

Permitted development is about how far out you can go/how high without having to get planning permission.

The PD differs depending on whether your a terrace / semi detached / detached I believe.
Just google permitted development and the rules will come up.

We did a ground floor extension (4m * 5m) within PD rights.

Total cost including new kitchen came in at around £20k.

But....

Builder did brick/block/roof. DH dug out for footings then did all electrical, plastering, window fitting, kitchen fitting.

Plans were drawn by me.

You may not need an architect for this if it's obvious what you want. Look at all your neighbours and figure out what you like/dislike. Look on Pinterest.

A structural engineer will be needed for steel calcs but they don't necessarily need a full-blown architect to draw up plans first.