Too good to be true?

[Cresswelle]

So I have pp for a side extension of 9.8 x 3.5 and quotes have been massively varied but the cheapest one so far is £38k. He’s also quotes £29k for a hip to gable loft extension with dorma and a new roof. 
 

Whilst the quote is great and he’s a local lad (I know where he lives etc) I’m a bit concerned that it’s a bit too good to be true.  Other prices for the extension alone were around £47k so he’s come in pretty cheaply. 
 

I know the usual things like check his previous work, get everything in writing and stage payments etc but any other advice is welcome. 
 

Am I m right to be concerned or should I be biting his hand off for such a good price? 
 

He’s visited us and he was knowledgeable about what we could do etc. He specialises in roofing but says he manages building works too hence the extension quote as well as the loft. 
 

thanks 

 

[the_r_sole]

What level of information/drawings/specifications have you given them to price?

[Ferdinand]

Welcome.

 

We need a good deal more info to judge whether it is a good price.

 

Sketch plan and area, at least.

 

F

[Cresswelle]

He’s had the building reg plans for the extension. Loft plans are being done at present. 

Open EXISTING_AND_PROPOSED_PLANS-984351.pdf

[AliG]

£38k is still over £1000 a square metre. Does that include VAT? It doesn't seem suspiciously low to me. Does it include kitchen cabinets, floor tiling and so on?

 

I know you didn't ask about this but I have to comment on the shown kitchen/utility room layout.

 

Did the architect design the kitchen layout? Having seen numerous house plans where architects have put a kitchen layout on them, the conclusion I come to is they shouldn't be allowed near kitchen designs.

 

In the utility room the washing macing is behind the door, as it is narrow, if you left the washing machine door open, the utility room for would bang into it. Indeed the front of the washing machine could well be 650mm off the wall by the time you allow for connections at the back leaving only 750mm for the door swing. You'd have e to go into the room and close the door behind yourself to access the washing machine.

 

The washing machine should be directly next to the dryer to allow for the easy transfer of wet clothes from one to the other and also moving it away from the door. You would then position them so that the doors swung away from each other. Generally washing machine doors cannot have the handing changed but dryers often can.

 

Does the kitchen plan propose a tall oven then a hob then a tall fridge and freezer then the sink? Or are the fridge and freezer under counter? That kind of up and down in cabinet height would be very strange. The dishwasher door opening across the cupboard under the sink is not ideal. I would have to think about it, but it just doesn't seem right. Do you need a breakfast bar with 4 seats right next to a table. My initial temptation would be to turn the breakfast bar around and attach it to the end of the table, but a lot depends on how you want to use the room. My personal preference is to put the hob on the bar island, if you can so you can look out into the room whilst cooking.

 

Something like this

 

 

 

 

Edited September 10, 2020 by AliG

[Conor]

No comment on the costs, but that kitchen and utility layout isnt the best. E.g. look at the journey required to fill a saucepan and put it on the hob. Visit a kitchen designer before starting works. 

[Cresswelle]

thanks guys. The kitchen layout isn’t set it’s just to show which side of the room the kitchen would be. I’ll be getting a proper kitchen company in to design it. 

[the_r_sole]

The thing is, if that drawing is what's been priced there's a huge amount of assumption required by a contractor to price it up, so it's no surprise that you've got a lot of variation - in the market at the moment I'd be very suspicious of a cheap price, maybe sit down and go through what they've priced and the assumptions they've made before you agree it, it could be that you expectations aren't the same as the contractor....

[Cresswelle]

Thanks Everyone 

[Temp]

Definitely try and find someone he's worked for before. Any reviews out there?

 

Consider stage payments and keep track. Eg at halfway you should have paid him less than half. You could consider hiring a QS to do regular valuations of the work done and pay accordingly but that might be expensive. At least it stops him arguing he has done more work than he's been paid for

 

Get him to quote for any changes before agreeing he should do them.

 

Get him to list what he's included if not already provided with the quote. Compare that list with other quotes for missing things. 

 

If you are buying the kitchen has he included fitting? Costs associated with Building Control Approval? Missing stuff is a sign of inexperience and/ or a future bill.

[Mr Punter]

Be good to get him to detail the pricing eg prelims, foundations, demolition, brick / blockwork, floor, roof structure, roof covering, elecs, plumbing, plastering, carpentry, kitchen fitting, decoration and tiling.

 

You can easily see how much of each is complete and pay accordingly.