Extensions experts - assemble!! aka - I really could do with some advice...

[SpidersAreShitheads]

HI all,

I was going to post this on the extensions thread but thought it might be better seen here.

We're (hopefully!!!) about to finally complete on a property which needs immediate building work - we're extending to create an annexe for DM and also extending to create a single storey extension for us (living room/kitchen/diner/study/downstairs bathroom all being reconfigured/created).

When we originally got the builders round to look, they were estimating about £100k roughly. That's now gone up to £125k (was £135k but we have managed to drop it by agreeing to pay contractors directly to save VAT, changing sky lights plus there was a miscalculation over steels needed).

That £125k doesn't include flooring, the new kitchens (x2), new bathrooms (x2), new boilers (x2) or heating (for downstairs main house or annexe).........gulp. Or any of the finishing bits like plugs/switches etc.

We're just hammering out the last details of finance but can probably go to £130k (at a stretch) but that's it.

There are some things we could leave out for now if we have to (ie/one of the kitchens and one of the bathrooms). There is an old, decrepit kitchen in the main house that we can make do with in the short term so it's only the annexe that needs a small kitchen installed. Same with the bathroom - DM needs a bathroom in the annexe, we can make do with the old, knackered bathroom upstairs in the main house for a little while, the downstairs one would be an addition.

Where else can I save money?I can paint and do basic stuff like that but when it comes to anything requiring actual skill, I'm absolutely rubbish. I can share the extension plans if it would help. Just looking for any killer money-saving ideas - please.......I'd be eternally grateful as I'm making my brain hurt going round in circles with this.

Urgh! Pressed enter too soon.

I did some digging around yesterday and am wondering if I may have found an alternative solution. Modular extensions.

I've found a couple of companies who do modular extensions in basically any size and shape. They're A-rated for energy efficiency, have a life expectancy of 100 years+ and they can have a brick exterior to match the property and look like a normal extension.

I'm waiting for a quote but in general, they're around 20-25% cheaper than a regular extension - and that's with it finished. So instead of the £125k shell, I'd be able to pay for the kitchens and bathrooms and everything else needed. Plus they are a fixed price, as they're not subject to months of building.

I know there are issues with mortgages/re-selling - but this is likely to be a forever home, or at least a very, very long time. I have plans to convert the loft in a few years. I think this might be a solution??? I've been trawling through some of the FB renovation groups and there are quite a few people on there who have modular extensions for kitchens etc and they're really pleased with them.

The other huge and enormous benefit to us is the time. I think I mentioned my two DC are autistic (as am I) and we all really struggle a lot with noise and disruption. Also, my DM wouldn't be able to live in the property for a few months with the building work due to her breathing. WIth the modular extension, we will have literally a fortnight for the main building work and that's it. DM won't need to rent somewhere else for three months while we build.

It just feels like it might be a win all round???

Just to say that sadly I echo the views of many who have posted already to say that I think you are definitely going to run out of money. If you can raise some extra money through a mortgage et cetera fine, but if not I really would take a bit of time now and go back to a more realistic architect. I think you can achieve what you need by a smaller extension with less complicated interior works (beams et cetera). I like the plan that has already been posted already. Or, you could consider doing the Annex side and then in your side simply knocking through the kitchen and the family room or the other two rooms redoing the kitchen and having a small utility room. Then when and if you get some more money you could do the rear extension to your side at a later date. Personally I would rather do this than risk embarking on something I couldn’t afford, running out of money halfway through and ending up with something which was uninhabitable especially given your family situation.

Also I would definitely look into getting a smaller and less complicated extension before going down the modular weight. I can’t say for sure but a neighbour of mine had a modular loft extension done and it was a nightmare, it took longer to complete them one which would just have been done from scratch and it’s also had no end of problems since (partly I think because the building method is not traditional and therefore has more snagging issues) As you say it would also be better from a financial perspective to do it in a standard way if you need to sell the house.

@Heronwatcher I think your post might have crossed with my last update. We're now looking to do the work with a modular extension which has a fixed price (so no issues with running over budget) and is likely to be £20-30k cheaper - making it well within budget!!

I think you and others on this thread are right re it not being feasible with a traditional extension build, or at least a bit too risky, so I've been looking at alternative options and I'm feeling really positive about the modular extension idea!

Sorry, cross posted with you @Heronwatcher !

I don't think I'd be so keen to do upper storeys with it but in fairness, the US has been using the modular extension building methods for decades. So not traditional here but fairly established elsewhere. Reading through testimonials in the renovations group, everyone who's had one built seems really happy with it, even a couple of years on.

I am going to do more research on them before taking the plunge but this isn't going to be a house we sell. I imagine we will be here for at least 20 years. Maybe longer. Having more space would make such a huge difference to the quality of our life, and I think the potential issues with selling two or more decades in the future isn't going to be worth sacrificing quality of life now.

One of the companies I'm considering offers a six-week turnaround and then installation of up to two weeks - compared to six months for a traditional build, that's amazing.

I will do more research though - maybe I should put up a separate post and see if anyone here has done one....?

Our neighbours built a modular house, nothing there in the morning, except foundations, and by the time I got home in the afternoon there was a full house there. The exterior finishes did seem to take a while though.

If I was building again, or extending, I would go for one.

They are very common in Europe.

If you’re on Instagram have a look at jazzingupjoanne. Her huge extension was a modular prefab and it seemed so fast! It is also beautiful. They lived on site in a caravan so it had to be!

There is a big difference between paying your builder with cash in brown envelopes to avoid vat to paying labourers / Brickie's / electricians etc on site directly. Everyone I know with large projects has ended up paying subcontractors directly. I'm using a project manager so slightly different (he takes design responsibility so I did him if things go wrong) and organises trades and I then pay them. Some are vat registered so I pay vat some are not so I don't. I pay his fee on top. Entirely normal and an accepted practice.