how much of this work could I get done for £50,000?

[cremolafoam]

we have a bungalow.the roofspace has been partially converted with flooring electricity and light.No stairs At the moment.There are 2 old metal rooflights.At the back of the property is a ground floor only flat roof extension done in the 70's and has the kitchen a part of the living room in it.
I would like to:
1- develop the roof space with 2 dormers and build over the existing extension to make an upstairs.
This would give us room for 3 new bedrooms and a small ensuite bathroom.

2- downsatirs i would like to remove large back window in the lving room and replace with french windows

3- knock the downstairs bathroom and tiny adjacent small bedroom into one to make a goodsize family bathroom.

how much more than £50,000 do you think it would be?I am clueless.We obviously reqiure planning permission and building control.Is this a tiny budget?

Hmmm.... it depends I guess how good the groud floor extension is - if it can support another floor etc. If it goes quite simply, I would imagine £50k is realistic if some of the roof space work is already done - no 2) (depending on type/quality (ie. folding back doors, simple french doors)) should only be 2-3k maybe? Maybe less? 3) depends how much plumbing you move, but if it's pretty much there and you keep the toilet in the same place, depending on how much you actually spend on the suite i'd say under 5k... but some people spend 5k just on a suite.

I would say it's possible, especially if you are not in London.... will you be designing it yourself? Will you need an architect? Am I right in understanding that you want to build over the existing flat roof? Will the existing foundations take the extra loading? Or will you need to underpin?

my builder BIL says the foundations should be good if it was built after 1970 which it was. i can't ask him about all the work in case he assumes he is getting the job.! He is not one for giving the family special rates IYKWIM.
I would try and source a good value bathroom suite in the sales. Not one for spending on a hotel designery thing.

yes outside London. I have already drawn up what i would like but would need an archtect and builder to draw it up and estimate it.Also will need drawings to submit to planning.

No disrespect to your BIL, he might well be right, but ultimately the decision making lies with your local Council's Building Control Dept. Might be worth getting a local Structural Engineer in to have a look and give their opinion, especially if they have dealt with Building Control and houses similar to yours.
Bathstore.com do good value bathrooms...
How would you run the project? Just hand it all over to a builder, or get an architect/surveyor involved?

(x posts)

All I would expect.

If the foundations are good enough to hold an upstairs you need £40 a square foot for development approx. Dormers are £3 k each approx. French doors, I had fitted for £2k (very nice ones)

I did the same in the last house with a bathroom, the most expensive thing I had done (kept the plumbing in roughly the same place) was the tiling (terrazzo) - whole thing was only £5k (got suite in cp hart in sale -very swish)

this might be helpful.....

All of it

oh good - all of this is good news.Thanks everyone.It will really help knowing that it might be possible on this budget+ a little more for contingency-Before we start planning.I also expect we may have to rent for several months as it will be quite disruptive.
I would really want it project managed by someone else- but under close scrutity from me.i am lucky in that i have alresdy begun thinking about every detail and taking a note of it.( don't worry i am quite realistic-lol )
I will definitely be getting someone to check out the extension.No BIL might not actually know- that is true!

I would think you might just squeeze it all in for £50k, but would have to be realistic about things running over budget, which they often do, and think about what might happen if they did? I would be very wary of taking those 'per sqaure foot/metre' quotes, to be honest. Anything that involves going down into the foundations or up into the roof can throw up unexpected costs.

we will have to move the heating tank too- currently an old fashion willis type emersion heater.would plan to change it to one of the newer smaller combi boilers.This should give room for the new stairs.But it will be expensive no doubt.We are stuck with oil fired central heating here- no gas supply I'm afraid

I think it sounds a reasonable amount for the work you want done but don't forget that fitting out the loft rooms adds a lot (bathroom suite, tiling, flooring, new furniture). We had two rooms and a bathroom in our loft for £30k last year and that was in London so I think your money will go much further elsewhere.

Having loft converted is relatively undisruptive - all the work carries on in the roofspace and the supplies etc are hauled up the side of the house - they save cutting through to last possible moment so you shouldn't have to rent. French doors not major job - if you can wait for bathroom to be refitted once you have upstairs one done, you should be OK.

Changing boiler shouldn't cost too much if you are keeping it in the same place - depends on the model you choose.