Zak S
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Everything posted by Zak S
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Thanks Thanks. Unfortunately extension/refurb and new builds are not comparable with former a lot more complicated and expensive. I did total refurb of the house 205sqm plus utility room extension and included two RSJs new flat roof c45sqm, all new bath rooms x4 from bath store when they closed down, new electrics with RCBO for each room, drainage, plumbing megaflo system, two zone fire alarms, fire doors, security alarms, CAT6 and Sat cabling across the house, new kitchens x2, new interface flooring, seven rooms with vanity units so they had to have the cold hot water and drains. All in all it costed including 20k finance on bridging £120k. It was over budget as I had assumed £60k and my builder did a runner on me so i had to ask the labour to carry on working. It was still worth it. And yes also the full k render after removing the old and the apply the base coat first and finish with scraped finish. All the gutters and facias replaced as well as internal decorating (painting) was also done. Oh yes and the drive way of 120sqm done with resurfacing tarmacadem one one block border for a little extra
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Thanks @TonyT. I think comparing the cost could be very misleading because of level of spec and quality. My plan is not to buy from retailers but go to the sources / manufacturers etc. Given the scale I think I can at least remove the retail margin element and that is significant cost. In addition, removing the profit of the builder would also be significant. The issue is that when developer is building the house his focus is entirely on profit when self builder is doing the same he is doing it like he will live forever in that house hence create most efficient and top quality house. That is also one of the issue, self builder end up spending more. Did you do the work yourself or did builder do it? Or did you project manage? How was it done. I did two project one in 2008 (our first house) ant second in 2019. Both project managed myself. Stressful and over budget but still worth it.
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Hi please could you elaborate. The reason I am in this forum so that I could benefit from others' insight. Why do you think, reducing the cost is unachievable? I have the experience of knowing inside margin of the developers, so my thinking can't be significantly out but just keen to know your rationale. If its not doable I suppose I will have to stop at the planning stage and switch to Plan B.
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Obviously the rule mentioned above is based on ball park. Profit can go up and also down. But any profit less than 25% would make the project not worthy of doing. This issue I have when it come to self build because of profits margin for the turn key builder and Retailers, there is not much left for the house owner. The idea self build is sold to public as something they have to pay premium for which does not seem fair. It's similar new build methods like SiPs for example. These innovative ideas are never sold on cost basis but as premium solution as people have accepted the lowest cost in the industry so no point undercutting that.
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@SteamyTeaThere is a rule of one third which apply across the construction industry. One third is the land one third build cost and one third the profit. No one is saying profit should not be built in. I am just interested to see how does it all add up together. One of the project, my architect did was 17 house development with project cost of 2.7m. That c170 per house. Sold for 300k per house. How is that possible? 150sqm house each? I totally get the argument about price rising which is not a real profit (that's house price inflation) but I am trying to comprehend the reality. At the end of my planning stage, I will have few options but paying a builder 2000 or more per sqm to rebuild is not of one them. I might just refurbish but it has to be an informed decision (£2000 per sqm is not informed) at least in my books. It will be informed if it comes with breakdown of the cost (materials and labour for each stage) hence need to go to the QS at the right time.
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Hi @Russell griffiths. I think it should be less. At £2000 it includes profit of the builder and the profit of retailers as well as their over heads. Why do you think its impossible to reduce by project managing yourself and focusing on procurement. You could at least remove profit for the turn key builder and for the retailers for the fitout cost. Having been involved in procurement and Retail my self, I am aware of the significant gross margin retailer charge (sometime more than 200%). My plan is not to go beyond planning stage unless I think my dream can be a reality but will definitely share my experience.
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@Dave Jones thanks. Ths issue is I dont agree with 2000per Sqm cost henc I am trying to get to a stage where I can see the breakdown of 2000 per sqm. 2000per Sqm includes builders profit plus there is a lot that can be flexed in there.
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Many thanks. People here have been extremely helpful. With the xmas coming up there will not be significant movement on the project until the new year. I do intend to share my journey and ask further advice as we make progress
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Very helpful . Thanks
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Thanks @Mr Punter. Do they work out o be more economical than traditional or screw piles. It will not be until new year I will be able to give them GI report and just wanted to see if they are economically better than traditional system.
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Thanks @epsilonGreedy. China shopping list is a great idea. Will post it here once get to that stage. Point about 450sqm is understood. I think we want to maximise the value as dont want to pass it developer for them to realise all the value. I think reliance on the china calls for a QS to be involved once we have plans so we can see if we are on track. Somebody mentioned the online estimates website. Not sure if anyone has had any experience with them? Given they charge 135.00 I might use them in at the outset based on the rough sketches. I will get my topo/measured building survey and GI report early in the new year (all site work done already).
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Hi yes we would be replacing at least two (side and rear) walls if not three (may be front aswell). I dont think there are any constraints in the existing geometry.
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Thanks @epsilonGreedy the cost of the purchase is 85-90% in the value of the land. I think there is decent profit in the rebuild of modern well insulated house. Though it's for us to live in we want to spend our money wisely and get most for each pound we spend (like everyone else). My understanding is that fit out actually costs more than the shell and that where we want to save money. The issue with sourcing from china is that you need to have a reliable supply chain contact which I think we have or can pull it off. Around 75% if not more goods used in construction fit outs are sourced from China anyways but we as a customer have to pay profit margins for the retailers. But my plan is to source all in one or two containers. I have to spend a month or so in China so it's not straightforward but I want to see at least find out the cost differential. We have an Architect. All architects / estate agent advised us of building new house due to value add potential. A new build few houses down the road was recently valued more than three times the cost we paid for this house. Builders think it would cost the same to rebuild as what we have paid for it. Current Sqm is c190 but it can easily be increased to 450-500sqm So by making sure we make the right decision we want to create an asset with maximum value.
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Very helpful indeed. We received a wide range of quotes from architects ranging from 6k to 16k. We liked the top end but just want to be a bit cautious before spending half if that in planning to find out it not financially feasible. In case of refurb we will be left with just one wall some old flooring, not sure if refurb is worth it. It might save some money but unless we spend a lot it would not give us a house we are looking for. And VAt is important aspect which cannot be ignored. But i want to make informed decision and know if its is costing an amount, what is the make up of it so we know what we can flex.
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Thanks for the idea. I have contacted screw pile specialist and get a cost. Is it more cost effective than traditional concrete piles? For the traditional piles neighbours had to go down to 10m and they finished with ring and beam.
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Advice on structural warrant provider
Zak S replied to Zak S's topic in New House & Structural Warranties
Thanks. Really appreciate the feedback. Which provider did you go with? -
Hi. Please could somebody share the cost estimation spreadsheet. We are embarking on our self journey (remodel/rebuild) and I want to cost both option so that I am clear as to what can be achieved. Has anyone been to QS. Are they worth the money? The issue is they would need plans and plans would cost money and two option would cost more moneys so I want to see first I can pull of total rebuild, if not I will go down the remodel route. Would really appreciate any help you guys can provide. Thanks.
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@Deejay_2hi we are starting out self build project and would really all appreciate if you could share your spready and the BOQ please. Our project would be very similar to your in terms of size. I can send you a personal message with my email. Please let me know if possible? Thanks
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Advice on structural warrant provider
Zak S replied to Zak S's topic in New House & Structural Warranties
Sorry if you dont mind me asking, is it the certificate of installation per BS5534 (link attached) or is it the certificate of the quality/testing of the slate tile? https://purpleroofing.com/blog/bs5534-what-is-it-and-how-does-it-affect-me/ -
Advice on structural warrant provider
Zak S replied to Zak S's topic in New House & Structural Warranties
Thanks. Is Grade A a certificate for slates? -
Advice on structural warrant provider
Zak S replied to Zak S's topic in New House & Structural Warranties
Yes that's true. But it does make building your house way too complicated than it needs to be and creates significant barriers. -
Advice on structural warrant provider
Zak S replied to Zak S's topic in New House & Structural Warranties
Thanks. What kind photos do the request? Do they ask for third party certification for example. -
Hi. Thanks. Are you SE or ground work engineer?
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Yes you guessed correctly. The one on the right was very wet though due to high water and a bit sandy. I suppose the water level will go up and down depending on the season as tree come back to life in summer and then in winter go to hibernate. Raft is definitely an option I am looking at alongside Ring and Beam with Blockbeam floor but would prefer RAFT with Void if that works.
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Hi. Very interesting to see you doing something which I have moved away on the grounds that it was not worth the pain/savings etc. I would definitely not want to waste the existing c200 sqm. I had asked the soil investigation team to check the existing foundation so on the front its 1m and back 400mm. I did not show it to structural engineer as I currently dont have as I have just g appointed a planning/design architect and structural engineer would be down the line but I suppose once I get the GI report at that stage I can speak with SE to better inform the way forward. In remodel, I would be planning for an extension at the back and extension at the front and one side so not much will be left in terms of wall. But remodel is definitely on the cards if the rebuild costing does not work.