Small extention - Is this quote about right - first one and waiting for another couple

[202617thjan]

So for context in London / small extension (we're going out by less than 2m). First quote in of £84k ish (inc VAT) here is the breakdown - does this seem about right? High / Low. Thank you.

Sorry it's quite a long quote!

Skips £5,000.00
Carpark/permits £0.00
Structural heavy lifters £500.00
Health and safety £375.00
Insurance £375.00
Access towers £800.00
Protection £870.00
Prints allowance £150.00
Temporary support design £550.00
"Demolitions, excavations and temporary works
"
General demolition £1,620.00
Removal of existing hard stand in the shed £240.00
Excavation for new floor buildup specified by SE in new extension area £702.00
Kitchen demolition £540.00
Chimney to remove £610.00
Floors and ceiling removal in the GF £870.00
"Walls removal in the GF
" £2,553.60
Roof removal from existing brick shed/extension £510.00
Footing excavation rear extension £1,170.00
Footing excavation under internal new block wall £221.00
Temporarily support PC sum £600.00
Electric temporarily supply and insulation £470.00
Gas cup off and unnecessary pipes removal. £350.00
"Structure & Envelope
"
Mass concrete footing
Formwork £802.50
Concrete fill - 600/600mm £1,444.50
Padstones £840.00
"250x215x10mm thick steel
plate" £100.00
"Structural steel specified by SE Ancore, including fittings, fixings,
shop and site installation" £4,554.00
Intumescent paint £700.00
Potential repairing works to first floor following steel work £530.00
£0.00
"Walls & DPC - extension
"
Bricks to match existing £3,090.00
Blockwork £1,650.00
Engineering bricks £440.00
DPC £17.50
Air bricks £17.00
Cavity containing £370.00
90mm Eurowall plus £280.00
Catnic installation £200.00

"GF floor buildup (extension)
"
Raised up floor in back section to make level with rest of the kitchen £730.00
C24 150 x 50 mm in extension area on hangers £517.50
Concrete Blinding - 100mm - extension area only £337.50
DPM £175.00
Insulation - Kingspan K103 - 100mm - whole floor in the kitchen £1,312.50
Polythene Vapour control Layer £137.50
Plywood WBP 22mm - whole floor in the kitchen/toilet £1,750.00

"Roof
"
ROOF STRUCTURE - Flat roof extension following detailas from drg.no 19FRBR41
Roof joist 50 x 150 £450.00
18mm wbp ply dec £283.50
150mm powerdeck F150mm by recticel £220.00
18mm wbp ply dec £283.50
Single ply membrane £825.00
Gutter and downpipe £420.00
Fascia £180.00
Roof above bay windows
New gutter and downpipe to the existing roof £420.00

"Plasterboarding/new studwalls
"
Ceiling GF - Plasterboard - 12.5mm £775.00
New stud wall to the GF toilet £630.00
Plasterboarding in the GF extension dab on the walls £429.00

"New mdf skirtings, architraves- ready for decoration
"
MDF Skirting £480.00

"Skim and Decoration
"
£0.00
Skim - 3mm £1,380.00
Walls and ceiling painting £2,384.20
woodwork paint £495.00

"M&E
"
"Electric points
" £2,550.00
Consumer unit £1,600.00
Drainage pipe installation £1,150.00
Hot/clod water distribution £1,400.00
Gas connection £800.00
radiators (2 new radiators) £430.00
Toilet GF 1st and 2nd fix £765.00
Kitchen 1st and 2nd fix £1,165.00
New boiler installation - Worcester Bosch Greenstar 8000+ 32kW £4,000.00
Honeywell T3R wireless thermostat £176.00
Commisioning and certificates of M&E £600.00
£0.00
"Work in the Toilet
"
Ditra matt £67.50
Tiling to the floor £112.50
Tiling to the walls £300.00
Extractor fan installation £389.00
"Kitchen
"
Extractor £350.00
Kitchen installation £2,700.00
Work top installation by others £0.00
Splashback installation by others £0.00
Ditra matt £1,000.00
Tiling to the floor £1,875.00

"Other
"
Installation and supply of Pocket door to the toilet £1,400.00
External surface preparing for new paving installation £1,200.00
New paving installation £2,100.00
Aluminium clad to new still column next to rear window not included in the scope £0.00
New windows and soor supply and install not included £0.00
External rendering and decoration not included TBC £0.00

Just wait til you get the other quotes in. Also ensure when you go with the builder, you set up official payments to them, £x amount to start, other payments on completion of xyz and final amount when completed

Thank you - good advice. This builder has been known to come in quite high but I wasn't sure if this was the right ballpark.

I would say it's a good start that the builder has given you such a detailed written quote. It shows he is serious about taking on the job. Wait for the others to come back to see if the costs seem in a reasonable ball park.

This was the second time he sent over the quote - we asked for it to be itemised.

Interested to know what others have paid in London recently for something similar.

I would normally expect to see items + labour, here I am assuming they are lumped together.

there are certainly a few things that stand out to me but generally it’s not unreasonable. What were you expecting it to come in at?

is VAT included or on top?

You are being taken to the cleaners big time, check price on reddit DIY.

Interesting - he is good, he did my bathroom and we were pleased but I recommended him to my neighbour and she said she was quite shocked at how much he had quoted.

Will do that - thank you.

including VAT - TBH we are just starting to get quotes so I wasn't sure what to expect.

Check, check, check and get quotes! I'm in the trade and that's my advice!

Is this single or double storey?

5K skips? That seems huge. Ask how many they estimate using. We pay around £350 plus vat for an 8 yard skip which basically stays on our drive until we ask them to collect it.

I'm not in London but I'm in an expensive post of the SE and we had a double height wraparound extension plus full renovation done ten years ago and it cost 200k so your quote sounds like it's probably about right. Our neighbours are currently looking to do a single height extension and budgeting 100k.

Single and we are knocking through into the back of our house (currently there is an internal wall dividing), knocking down the shed which is attached to our house and then extending by 2 metres, nothing in side return.

One of the few easy comparisons I just googled, the boiler seems a bit pricey, other items too. Some things seem to appear twice? I'm not sure such a 'complicated' breakdown is helpful or will be easy to compare. You'll just have to consider how much the quality of the work is worth to you.

Depends on the overall size
However

Looking at the quote, and prior to accepting any quote written like this , you need a one off statement from the builder confirming they have priced for everything in the specification,
planning/ design drawings and in compliance with all building regulations.
They also need to be responsible for coordinating with building control

The problem with this type of quote is that if there’s any small thing missing like brick ties , scaffold tie backs etc etc you won’t know and tbh it’s unfair to assume you would

so
you need that one off statement signed prior to acceptance of any price

This is all really helpful, thank you.

We needed 6x 14 yard skips when we cleared our garden, plus parking bay suspension at £150 per day (no driveway). So £5000 doesn’t actually sound terrible to me.

We are in SW London and looking at a 2.5m x 4.5m extension, taking out the back wall, putting in steels, opening up the kitchen, moving the boiler etc. Our first quote has come back at 74k. Waiting on a few more to come in. So yours doesnt sound wildly out, especially if its a firm on the higher side.

Thank you - we had budgeted about this but I am just worried if things go over as we don't have a massive contingency.

You will absolutely go over. Everyone does. What percentage is your contingency?
We budgeted 120k and spent 200!

@202617thjan can I just ask what your first steps were in doing this?
I'm wanting to do a roughly 3m x 3m extension - simplish box really - off the kitchen and not sure where to start.
Did you get drawings first? Or approach builders?

Looks right. Building anything at the moment is crazy expensive. Budget for 20k more, there will always be surprises

Sounds about right. Plus kitchen itself, flooring, lighting, non standard sockets etc.

Neighbours did a 3mx6m extension recently - plus double story side extension and loft. Priced in parts. Staged build. Included Reno to the home. 400k start to end. standard semi d. was in it last week. It’s wow but still not pained due to costs!

Doesn’t seem to include any kitchen units, windows or doors. I’d expect final cost to be in excess of 100k.

We got drawings first and then approached builders. All the builders asked for drawings.