Request for a sanity check, costs to get to weather tight

[Post and beam]

Hi Guys

Todays question.

My TF build company have quoted for a frame erect stage, all good. And then an optional second phase to get it to weathertight.

This involves roof tiles (machine made clay Redlands) and windows/external doors(Rationel Alu clad DG). With some level of insulation i think.

The quote is £65k

My house is 200 sq/m. 1 1/2 storey with 6 dormers and a small velux. In Hertfordshire.

 

Does this sound about right ?

 

Thank in advance as always guys

 

[Dave Jones]

65k to stand up some timber ? couple days work tops for a crew and crane. sounds bad but then timber frames are a rip off. Unless you planning to completely finish the build in 4-6 months I fail to see the benefit of paying over the odds for TF as its quick to erect then losing all the expensive gained time anyway.

 

See it all the time locally, normally pushed by clueless architects onto unaware clients thinking it will speed everything up. 

 

 

[Post and beam]

Apologies, i may not have explained myself very well. The £65k is only for the weathertight phase. Thats the bit i am questioning here

[Redoctober]

So to be clear - have they quoted £65k for the "optional"  second phase or is the £65k quote to get the whole project to watertight stage?

 

If it is for the "second pahse" only, then I suppose you have to price up the items seperately for your size house - roof tiles - supplied and fitted together with lead fallshings etc. Windows supplied and fitted - External door supplied and fitted - additional insulation - supplied and fitted. 

 

Given we don't know the number of windows and doors etc I would suggest the quote is a touch on the high side but perhaps more details are required before saying for sure?

 

Edited February 17, 2023 by Redoctober

[Post and beam]

The second phase, to go from frame erected ( phase one)  to weathertight. Its the second phase that is £65k. 

[Post and beam]

[Haylingbilly]

I am afraid there is no other way to get an answer on this than to get quotes to price it up. It is a tricky roof with lots of detail around dormers which will impact roofing costs and also will be fiddly to install the insulation. I would guess that you would pay £50k-£60k to manage the trades yourself but that is a pure guesstimate based on prices 2 years ago. But the description of work they are doing for £65k needs clarifying

Edited February 17, 2023 by Andy brown

[Kelvin]

4 hours ago, Dave Jones said:

65k to stand up some timber ? couple days work tops for a crew and crane. sounds bad but then timber frames are a rip off. Unless you planning to completely finish the build in 4-6 months I fail to see the benefit of paying over the odds for TF as its quick to erect then losing all the expensive gained time anyway.

 

See it all the time locally, normally pushed by clueless architects onto unaware clients thinking it will speed everything up. 

 

 

I think your 2 days is a bit optimistic for a typical timber kit. Our timber kit is estimated to take 10 days to erect and fit all the windows and doors and breather membrane. The fee for this is £20k including delivery and telehandler hire. It’s still quite dear of course. 
 

Does £65k  include all the scaffolding etc? Get a quote for the roof and windows fitted.  
 

I’m having to organise three different companies for our roof, four if I count the scaffolder and it’s like herding cats so having one do all of it will be easier. For both of my roofs of a similar size but less fiddly, preparing the timbers, rooflight flashings and rainwater goods fitted is £30k. Obviously different roof (standing seam and membrane) Tiles ought to be cheaper than standing seam of course.