Extension cost insanity!

[FManc]

We’re looking at doing an 18m2 (6x3m) single storey rear extension based in the Stockport, just outside Manchester. We want to go down the Design & Build route just for simplicity and the fact that materials/prices are changing that often a builder will be more aware of what’s going on. We’ve just had one company refuse to come out to have an initial visit/meeting as basically we can’t afford afford their prices; she was extremely rude and condescending which didn’t help either. She said for the most basic build you’d be looking at £75k and that’s WITHOUT a kitchen so we’re touching the £4k+ per sq!!! If this is really where we’re at now then with prices then jeeeeeez! We had in our mind around the £50-£60k mark but ideally that included a kitchen. Either we’re really out of touch with what we were expecting or we need to save a lot more! Anyone got any recent experience of pricing etc just to get an idea?

Perhaps to avoid having to use all the lazy, holidaying, greedy tradespeople, people can start sound extensions on their own?!

How does extending compare with the cost of building houses?

If we are talking £3/4k per sqm that’s £300k+ build price for a bog standard three bedroom house. I know there are parts of the world that would be an acceptable price but it absolutely would not fly where I live.

Honestly we've just drastically reduced our expectations and plans.

We originally shelved our extension plans as I was on maternity leave and we couldn't raise enough (as even in 2018 costs were coming in higher than the architect estimated). Then we intended to borrow more at a later stage.
Between cost of things going up, interest rate rises and availability for quotes, we've accepted that the plans won't happen now.
I've gone through the issues they solved with a fine tooth comb, I think I've found some cheaper solutions for some and the rest I'll have to live with.
I'd need £100-200k to make a worthwhile move. So thwarted from all sides!

Maybe in the long run I'll be grateful I didn't stretch us too much.

Yes, materials have gone a lot up but the majority of the cost increase is that builders are snowed under and can charge what they like for jobs. They are putting massive prices together as they know people will pay and there is a labour shortage.

I know builders who charge 20/30% just for co-ordinating the build. That’s what you are paying a massive premium for, that turn key service up-to completion and a mark up on every sun-contractor they use.

The most cost effective way to do it if you can is to buy all materials yourself. Manage the project yourself and get different trades to work through your build section by section or on a day-rate basis.

As a simplified example:

• sub structure- foundations and floor slab
• Cavity wall structure
• Roof
• Plumbing and electrics
• internal finishes

The hardest part will be getting each trade booked in and on time

This will be a little daunting at first as you will be coming-ordinating everything yourself and it will take much longer to complete but I promise you would save upto 45% on the cost doing it this way so it’s well worth it in my opinion.

I have built 2 extensions in the past this way and I’m currently planning a 55m2 rear extension that I estimate will cost me £80k using this method.

Hi. I’d be interested to know what type of steels, how many you needed and what they cost you if you’d be so kind?

Im starting an extension soon and this is one of the elements of the build I’m least knowledgable about.

thanks.

It's interesting to hear so many people talking about the huge backlog of work. I imagine that there will be a large number of cancellations now that interest rates are on the rise.
Only those that really have to have work done or just have a lot of spare cash will be having extensions now. The costs are insane.

I think it might be beginning to move in the opposite direction. We've been organising renovation work on a house purchased in June - earliest approx date we could get from one company was late October. All the others were into next year.

Now at finalising quote stage and the company suddenly has availability from early October!

Another one in the same boat. Bought a fixer-upper 3 years ago. Starting planning a 250k (inc vat) extension and renovation 6 months later. Architects repeatedly assured it was within budget. Quoted 520k+vat last summer. Scaled back project significantly and new quotes still coming in between 400&500k + vat. We don’t want to move and much of the work is renovation that is long overdue (rotting window frames, single glazing, no insulation, need an extra bedroom and bigger living space as kids get older).

Not sure what to do. Planning permission expires in 6 months. Makes me want to cry on a daily basis - especially as it’s starting to get cold again.

We debated for years about extending and we’ve waited so long that we don’t need it anymore, kids leaving etc, and it’s been fine! I’d be considering if I really really need that space.

We paid £130k for a extension roughly 20ft x 20ft this year. Included taking the back off the house, 3 sets of bifolds, lantern, new kitchen, flooring painting , lighting, tiling, outside landscaping. Beautifully done and we were happy to pay it for the quality of work and materials.

Our builder (who built this house for us originally) said there have been less quotes for smaller jobs, but the big ones are still coming in for his firm and he's not slowing up at all.

We are just completing a relatively high end 130sqm double storey extension. We will finish up around £400k including VAT and pm fees which is approx £3k psm inclusive. Our original quote was £245k plus vat (but not everything is vatable as we didnt use a main contractor) and project manager fees. So i would say we are about £70k over which is insane but we had a few unforseen issues.

That is fully finished including kitchen, bathrooms and windows though.

I recommend seeking out some project managers though and really grill them on their contact book. I have been on a journey with ours and for a while thought he was terrible but can see that a good one will bring a lot to the table and should actually decrease spend.

Also, we decided that prices were unlikely to go back down meaningfully - its not like the old days when they all worked for cash in hand. I think the builders simply won't be able to afford to work at reduced rates by the time they hace pid for their expensive vans etc. Inflation is going to wipe the value off of everything i suspect.

My dad was a builder back in the 1990 recession. He stayed busy throughout as he always worked on wealthier people's houses and had no problem paying my private school fees. There will be winners and losers in a downturn (and it is obvious one is coming), but the excellent trades with good reputations will stay busy and if anything become more unaffordable. We have insufficent young people entering the construction trade and there are not enough well qualified people out there. From my perspective I think that the government need to out in place some regulation for people that work in our homes and plumbers, electricans, builders, carpenters should all be protected trades that you have to prove you are qualified in (whether by qualifications and experience or externally graded experience). Far too wasy for a cowboy to call himsef a builder and dobge the job up.

There's a massive skills shortage since Brexit.
I'm hoping Liz Truss has the brains to realise we need skilled builders to help build houses and the growth the gov desperately requires if they want to win the next election.

Easy to guess who voted for Brexit from this thread, 304 holidays a year, nice outcome there for tradesmen now.

Yes crazy atm, if you can wait do so, even getting quotes is ridiculous and then the wait for works to start. Hold off if you can.

I can see why the trades voted for Brexit they are one of the biggest winners. Your extension will double in price they didn't put that on the side of the bus !

What a horribly ignorant and prejudiced post. Unless you know all the trades, you have no idea what you're talking about.

Yeah it was the rabid anti-immigrant tories.

@kirinm rather accurate I think. Our hotel in Majorca this year was stuffed full of tradesmen openly boasting it was their 4th holiday this year and that although materials had gone up they had literally doubled their day rates due to a total shortage in certain trades

Reading with interest. Also in the process of trying to appoint a builder. Must have invited about 10 different companies to quote, and have had actual quotes in from three. Prices are ridiculous. We are hanging on, but we really do need to get the work done fairly soon, so at some point we'll have to bite the bullet and commit.

Who cares. I know plenty of people who have multiple holidays a year and why the fuck shouldn't they? Because you deem them underserving because shock horror, they have skills you need to pay for?

What horrible snobs.

I believe it’s Good that builders are charging what their market worth is valued at. More young people will see the decent wages builders are earning and decide to take up a trade/apprenticeship, rather than go to university for, in some cases, a near worthless degree and a ton of debt.

Importing cheap EE builders will never fix the shortage of building trades in UK, as they drive wages down, making it a less attractive opportunity for youngsters to consider, perpetuating the need for foreign Labour. Same with nurses, care workers, IT workers etc.

The coming interest rate rises will cool everything down, and maybe then there’ll be enough builders to go around.

@Flockameanie do you have funds to get to foundation stage of your build as then I believe the planning is valid as the project is deemed to have been started. This was always the case, in the past, but check incase the info is out of date. Might save you some extra cost and hassle in the long term.

You don’t even need to do that much just dig a hole take some pictures with the date on , an email to bc that you have started and will be in touch when you need the first inspection will be enough

We’ve bought a fixer-upper that needs work. Just a thought but we’re opting for a modular extension (timber/metal). Insulation is equal/superior to traditional brick build and it’s a construction method that’s used for new houses in lots of European countries/USA. Fixed price, cheaper and quicker to put up.

We were initially doing a traditional build but due to DM’s health, it needs to be done more quickly (if planning permission is EVER granted…..!)

Happy to provide any more info if it helps.