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Original poster

how much did your one storey extension cost you, and how long did it take?

41 replies

cornedbeefpasty · 12/01/2009 14:30

we're hoping to extend our semi detached house out the back to make a teeny tiny kitchen into a big huge one, plus a downstairs loo.

will dig footings for a two story extension so we can go upwards when we have money spare ()and will only have a flat roof...

any words of wisdom also welcome!!!

OP posts:
Tinker · 12/01/2009 14:33

Not sure you can have a flat roof. But, otherwise will watch this as we are thinking of similar

Original poster
cornedbeefpasty · 12/01/2009 14:36

why no flat roof?? we don't want to "waste" money on a proper roof when we'll hopefully extend upwards within about 5-10 years of getting the downstairs done....

i heared the roof is a major cost when extending.....nooo!

OP posts:
edam · 12/01/2009 14:41

there's no law against flat roofs. Whoever you get to draw up the plans should check with your council planning dept to see what local policies are (and how likely it is you will ever be able to get a second storey).

Tinker · 12/01/2009 14:43

Oh ok. Just assumed as never see them on recent extensions. Had assumed some councils have banned them on aesthetic grounds

flossie64 · 12/01/2009 14:47

We had a 3x3m extension put on last year ,no loo though, so no plumbing. It took 7 weeks .
Builders £14000
Flooring £1000
Furniture /curtains £750

Original poster
cornedbeefpasty · 12/01/2009 14:49

phew tinker!

i'm sure there'll be no problem..most of the houses around me have been extended and have flat roof one story extensions...the hose behind me..exactly the same as mine has been extended twice, so asuming there'll be no problem with planning...

i'm a bit scared tbh, it feels like such a huge thing to do...not even sure where to start! have some plans drawn up, but no further than that.

OP posts:
flossie64 · 12/01/2009 14:50

Oh and we had proper roof. Depth of foundations no different for 1 or 2 storeys ,so we were told by the architect. His fee was £500 and then you have building regs/planning costs.
Under 70m2 no planning as far as I know

Original poster
cornedbeefpasty · 12/01/2009 14:50

x posted. thanks flossie....did you stay within your budget for the build, or were there hidden costs you'd not considered?

OP posts:
flossie64 · 12/01/2009 14:53

I did stay within budget for everthing except the flooring and that was we went for travertine with underfloor heating .I would have spent only half that on my original choice.

Rindercella · 12/01/2009 14:56

We had single storey extension done at the end of last year. Came in at £20k incl flooring, plumbing, lights, etc. Looks fab and took 6 weeks. Whereabouts are you as that may make a difference to price? Get lots of quotes - ours varied between £14-40k.

Tinker · 12/01/2009 14:58

Oh, interesting. We can't decide on 1 or 2 storey so if we could do a bit now and rest later woudl be very helpful.

What's the timetable re extensions? Get architect first then ask builders to quote or get builders round anyway first without concrete plans?

Rindercella · 12/01/2009 15:07

We had architect draw up plans which he submitted to council. While waiting approval we got 5 builders to quote, followed up references, etc. Tbh, the builders we eventually selected could've done the whole thing, so we didn't really need an architect.

My only word of advice? Under no circumstances leave your builders to finish the job when you go away for a fortnight's holiday...we came back to an absolute mess from hell. Our builders were great; they just weren't very good at cleaning up their mess!

Rindercella · 12/01/2009 15:07

We had architect draw up plans which he submitted to council. While waiting approval we got 5 builders to quote, followed up references, etc. Tbh, the builders we eventually selected could've done the whole thing, so we didn't really need an architect.

My only word of advice? Under no circumstances leave your builders to finish the job when you go away for a fortnight's holiday...we came back to an absolute mess from hell. Our builders were great; they just weren't very good at cleaning up their mess!

flossie64 · 12/01/2009 15:09

they all asked me for plans , either to look at or take away.
I did all the project managing my self as you would pay about £100 per day if your architect does that.
It took 1wk to draw up draft plan ,another to revise ,then 2-3wks to get my building regs.
then another 6 wks to get a builder I was happy with. as rindercella says the quotes vary massively £10000-£30000.
The builder we chose said if the unscrupulous ones think you are desparatestupidthey will hike the price up.Or quote high and cancel someone else who is paying less,to make more profit.

flossie64 · 12/01/2009 15:11

LOL at RC .our builders were the oppisite they had put my fence back up,reinstated all the garden, cut the grass and cleaned my kitchen !!

Original poster
cornedbeefpasty · 12/01/2009 15:13

oh blimey!

so...how you you find a GOOD builder then? obviously price alone doesn't tell you much!

OP posts:
flossie64 · 12/01/2009 15:18

i would say recommendation goes a long way . Mine were related to one of my friends.
also i had heard so much bullshit ,that i got very blunt and to the poiint . it seemed to work .
Then my DH does say i am very scary

jeanjeannie · 12/01/2009 15:22

My DP is a builder and he preferes to quote when there are plans in place. He does do plans (on cad) and works with a structural engineer - but prefers the easy way!!

Without plans first there is a real problem with clients changing their minds half way through and then getting upset when the price changes with it ! This then means he ends up on the computer in the eves re-drawing requests

As for a flat roof he says he can't see why you wouldn't have one...it would be up to planning. It is a cheaper option but they need waterproofing 'properly'! Also I remember with my old house - the flat roof above the kitchen did cause my building insurance to quote more - can't remember why off hand.

Total second what Flossie says. Also beware desperatley cheap quotes. Underquoters are a menance as they then keep running out of money and before you know it they're off site until you pay up

sweetkitty · 12/01/2009 15:23

Looking at this with interest we would love to put a 2 storey extension on the back of our house.

Don't need plumbing as already have 3 bathrooms thats plenty, I would love another bedroom upstairs and possibly the box room extending and another room downstairs as playroom with a possible utility room as our kitchen is small.

DP wants to move eventually but I don't am trying to convince him an extension would be cheaper than a move to a 4 bed house.

jeanjeannie · 12/01/2009 15:24

Almost all DPs work is word of mouth....and he's been in business over ten years. Never been on Rogue Traders either

Rindercella · 12/01/2009 15:25

Agree with Flossie (although I am unable to comment on whether or not she's scary!!).

Would also say gut feel/feeling comfortable with the builder you select is important. These people are going to be in your home for a couple of months or so, so you need to feel comfortable with them. When he came round to quote, the builder we ended up with came up with some really good suggestions and we just had a good feel about his company.

In fairness to our builders, they were brilliant while we were here and did give us champagne & wine to apologise for the mess!

Rindercella · 12/01/2009 15:31

Imo extension is definitely worth the money & hassle. Ours has totally changed our house & balances it perfectly (was always a 'top heavy' house with great bed & bathrooms but small rooms downstairs. Would have had to spend about another £75k to have moved to a comparable house locally.

SpongeBrainedHalfWit · 12/01/2009 15:35

Planning permission rule of thumb

extension amounting to 10% or less of total sqm of house in an attached property does not require PP

extension amounting to 15% or less of total sqm of house in a detatched property does not require PP

HarrogateMum · 12/01/2009 15:42

we have just started a single storey extension - we currently have an L shaped lounge and dining room all in one and are making a much bigger dining room, having a smaller living room and a playroom for the kids on the back. They have estimated that they will take about 12 weeks and I think the quote was about £35k. Dunno if this is good or not!

lucykate · 12/01/2009 16:05

we had a garage built at our old house, don't know if this helps but,

architect plans - £150
22ft x 9ft single story attached garage, with pitched roof, guttering and one window - £6000

dh put in electrics, garage door and side door himself, as it was a garage, there was no heating or water pipes involved and it wasn't plastered inside. this was 7 years ago. to find a builder, we asked around locally and went with a recommendation of a neighbour as we'd seen the build quality of other work done. garage took 3 weeks to complete.