Zak S

There is a possibility of fire curtain system which can counter the issue of smoke spreading through the hall but understand the additional costs.. Have seen one in the office but not sure if with that installed the requirement of mist system might disappear so net cost might become manageable.

Also I been looking at some ed render which used charred timber through out with grey bricks and seems to like it better compared to using aluminium/ zinc shingles. I think my initial brief was contemporary and arts craft coming together but feel charred timber through out for more contemporary look could be better out come and it will make it less busy. Thoughts on terms of comparison to the image posted in original post above?

Thanks. I have been informed that loft area will be protected from first floor by fire doors and that I would need mist system for the ground floor as fire suppression system. Obviously this will add to the cost but cost of fire doors and mist system (likely 5k) seems manageable. I have not been told about protected fire escape route and the plan currently does not have that so not if that will be required if we have taken the measures mentioned above.

Hi @ETC. Just wondering if in your view, using a differnt kind of Hob e.g. Induction in the Island in the large kitch will be acceptable be less problematic, given the dirty small (secondary) kitchen is already proposed to be isolated? Or one can omit the hob in the main large open plan kitchen or replace it with Teppanyaki plate.

Now add the development loan to include land + ERP as currently on 5year term + moving onto hight mortgage interest rate after completion. With assumption it would take 18month to rebuild, it could add up nearly c275-300k. Simply Finance cost are astronomical for self build developmental loan. Self build with funding from bank eats all the profit that a project has. Self build is only worth for a small proportion of overall development cost or if you are planning to sell to realise whatever profit has left.

Yes definitely a good idea and that what it might turn out to be but thinking in that way will help organising things. Great advice.

I will prefer the rebuild if I have the money to afford it all on my own without recourse to financing but unfortunately that is not the case. Just the finance cost to fund the rebuild is 230k including development loan/remortgage/bridging and early repayment on the mortgage and then moving go higher interest rate once the development is complete. I just cannot believe rebuild will be worth that much extra. Plus there is no doubt rebuild will cost a bit more but agree it will be better over all product. I just cannot fund 400-500k extra for a marginally better product. The payback period on that will be more than 50 years which is not worth it hence I will happily do the work in stages or reduce the overall work. Though, I appreciate all the advice regarding the rebuild but unfortunately that is not question here. Question is what is the reasonable breakdown of the elements within the tender and how could the cost be lowered. Some very helpful advice is here in terms of taking further quotes which I will do.

So So when I think the quote for extension and remodel is too much do we really think rebuild will be cheaper even after including significant amount of finance cost and mortgage complication. Rebuild is out of question for finance management reasons unless I win a lottery to pay the mortgage. I am more than happy to do work in stage or do less work to manage the work but rebuild will cost around £1million and that plus other reasons make it a impossible. The key question for me is that how do i get value for money quote and what should be that number. Once the planning comes through I will go to QS and also speak couple of other builders. I think one has indicated he (European) would only work on Labour only basis with me sorting all the materials.

What an amazing thread! 👏 thanks. I will rather live as is and refurbish as a banglow than per sqm refurb cost of that much.

We are talking about the same vibro. I spoken with Keller (Derek I think) as well as Van Elle and both have seen the Geo Tech report and said Vibro was an option. But the question is can Vibro be applied without demolishing the building? I have not asked this question yet. Vibro process needs to be bottom feed (without water) as water table is quite high. If we can employ Vibro with out clearing the site then it would be amazing. This would require the reassign of the scheme significantly and I don't have any idea as to what the new design scheme might look like but would mean doubling the architecture fees.

Very interested in this and would like to understand a bit more as to what it means and how to create this? Would VIBRO be an option for the existing property once the roof is removed? With vibro main expense is the initial set up cost but I was not sure if VIBRO could be an option for remodel and extension?

Very good points. The ground condition is very bad. SI report suggested 11m piles. We have had discussion around Vibro but both piling and VIBRO will require site clearing. Piling less so. SE has been engaged and his view was that building around the house to spread the load is one option. I have not discussed yet the steel framing and how that can help weight distribution and reduce the need for piling within the house perimeters and how retaining one wall with underpinning will impact. That conversation will happen post planning approval. One question I had in my mind how do we distribute the weight away from the wall we are retaining (if possible). If not possible then can the underpinning in bad ground condition is an option and how would that work?

That's one of the options, though with slight amendment: Build the super structure and do the internal fitout/remodel/cladding in stages. All employing different trade rather than turn key builder: Stage 1 1. Piling to support the steel frame (am I right in assuming in this case only steel column need piling so number of piles required will be lesser) 20k 2. Underpinning the section of walls which are being retained (left hand external wall c15m) 15k 3. Steel frame installation 40k 4. Building of external walls 10k including insulation 5. Roof build (including dormers) with Spanish/chinese slates 45k 6. Windows 30k 7. Moving the boiler/tank plus cold and hot water run to all floors 10k 8. Electricity first fix 6k 9. Timber joists for flooring upstairs 10k 10. Contingency 20k Stage 2 (Cost TBC) 1. Tiling and skimming 2. Bathrooms second fix 3. Electricity second fix 4. Stairs 5. Remodel internal walls 6. flooring screed 7. Underfloor heating 8. Cladding 9. Landscaping 10. Garden room 11. Automation

The extension/remodel can be done in stages where as there are other hurdles to the rebuild like remortgaging will likely incur significant Early Payment Charge plus loss in terms of moving to higher interest rates. Rebuild will have higher finance cost which will outweigh the VAT savings.

Good idea. Will speak with BC before proceeding to submit planning. With regards to Garden room, it's 65sqm and garden shape lends itself to place it in the corner otherwise will have to significantly sacrifice garden space place the corner space will be wasted as well. Image of garden attached. It is proposed to the tucked in the corner where the green compost bin is.

Architect have two options. One with higher and other with lower roof (plan B There are options to keep all timber cladding front and back (removing aluminium/zinc cladding) and replace sides with render but I felt shingles bring a bit of character but I might be wrong. No not yet but the architect advised it might be ok in terms of building control. What are the option to make it better so it goes in the corner and not waste too much space behind/ sides?

They would prefer the building drawing but it might take few months fo get to that so I am planning to use planning drawings/cad layouts

That would defo be 800+ if not closer to million.

Totally get that hence need to do all to avoid and lock things in hence more time spending planning. I think the quote per the tender is 150k overpriced so I think with exclusions added back it should be round about that price or I am still quite off the right number?

That's on the cards via QS but the some builder are wanting deposit for the quote. Also, will get some more quotes once the planning has come through to have a bit more certainty.

That's one way to look at it. But they way I am looking at it is what is the least I have to spend but can build the said design with and the maximum value for money (ie max return(output) for the minimum spend.)

Yes that has been done. Estate agent was quite keen and they currently marketing one in the image somewhere in Engalnd. House with red van was sold a bit unfinished for 2.3m in 2022 and new owner spent around 200k finishing off. The traditional new built houses are over £2.5m in today market. But I think value of the house is relevant if I want to sell. I don't want to sell but minimise the spend for highest value in return (yeah that million dollar question). In simple terms I can recover what I spend plus may be a bit more depending on how good the cost control and project management is. https://theagents.properties/properties/sale/edwalton/nottingham/nottingham/

Real life images for chared timber combined with brown timber and grey bricks to bring the design proposal to life. The other options was grey weathered larch timber which is more subtle to the extent of being boring (images per below). The architect has advised that I could use render on the side elevation rather than wrap around cladding.

Yes once the planning has been granted then I would take to QS. We need to submit the planning within next few weeks.

@Russell griffithsother comparable on the block are as follows. My design uses charred timber, aluminium shingle cladding but design is constrained by existing foot print of the banglow.