Ball park 137m2 build cost

[AliMcLeod]

2 hours ago, epsilonGreedy said:

Where do the duration related extra costs creep in?  I can think of material price inflation, extending site insurance, regular travel to the new build and temporary home rental costs though I know in your case this did not apply.

 

Perhaps not in Jeremy's case, but an increase it build time could also increase scaffolding rental costs.

Edited June 5, 2019 by AliMcLeod

[PeterW]

8 hours ago, Dan1983 said:

And should be fairly safe using 1 main contractor.

 

Thats not a view I share given I’ve seen a fair number of main contractors go to the wall, as they are running ever decreasing margins and the subs costs are going up. 

 

Cost of money - and restriction on credit levels - is a big issue with main contractors and it only takes a single late VAT payment to start a downward spiral. 

 

Agree your stages carefully, agree the payment points carefully, and try and balance what is reasonable vs keeping your main contractor in business. You may find materials pricing for example is a few percent higher through them than you can buy however do not be surprised if they add 3-5% for handling your goods if you purchase. They still have to handle, unload and potentially use items that they may not have requested as you’ve “saved money” by buying cheap but not exactly yo spec. 

 

I’m aware of a situation where this happened and the customer purchased 1100m of 4x2 carcassing “cheaper” than the contractor had quoted. They “saved” £600 on the contractor quote which was fine until it transpired it was all 2.1m lengths ...... and all stud walls were 2.4m high ... total additional cost above the contractor quoted value was around £800 as it had to be used as couldn’t be returned and more had to be purchased to complete the job in addition to what was supplied ...

[epsilonGreedy]

56 minutes ago, AliMcLeod said:

Perhaps not in Jeremy's case, but an increase it build time could also increase scaffolding rental costs.

 

 

I know of a local case where just the scaffolding overrun charge equated to an extra £30 per m2, he got it revised down 50%.

[Dan1983]

All good info thank-you!

Going to have a good think over the options in next few weeks and meet with mortgage advisor  

[Dan1983]

As an update to this full funds will be available in November but thinking if we should hold off whilst the brexit issues hangs over everything  

[epsilonGreedy]

37 minutes ago, Dan1983 said:

As an update to this full funds will be available in November but thinking if we should hold off whilst the brexit issues hangs over everything  

 

 

Breaking ground in November can result in a muddy mess, however your greatest challenge as a self builder is availability of competent labour. The traditional winter building downturn coupled with economic hesitation due to Brexit might be your window of opportunity. 

[Dan1983]

We would be looking to start maybe spring 2020 as neighbour kicked off a build in winter and it was a nightmare regarding mud with heavy rain etc

 

Edited September 4, 2019 by Dan1983

[Dan1983]

Well looking to get the ball rolling on this now.

Architect booked and the builder we would like to do the job is coming over later for a chat around availability etc so fingers crossed

[epsilonGreedy]

On 04/12/2019 at 10:39, Dan1983 said:

Well looking to get the ball rolling on this now.

Architect booked and the builder we would like to do the job is coming over later for a chat around availability etc so fingers crossed

 

 

In Lincolnshire we had double the average monthly rainfall in both October and November hence some chance the weather gods will deliver a dry'ish December and January. 

[Dan1983]

Well local builder not available next year.

Will get the plans sorted start of January then get some quotes.

Said

main issue will be demolishing the old bungalow and getting rid of it due to our narrow lane with 2 sharp 90 degree bends 

Any one have price ideas for demolition?

[Mr Punter]

35 minutes ago, Dan1983 said:

Any one have price ideas for demolition?

 

This varies a great deal so get 3 firms to price it.  Any asbestos?  That must be dealt with by specialists prior to demolition.

[Dan1983]

Will do, I take it if I’m using a main contractor they will sort this for me?

Asbestos wise it has cement bound asbestos soffits and carport roof is corrugated cement bound sheets.

May just bury it under the garage etc 

[Mr Punter]

I would get a demolition asbestos survey.

[Gone West]

4 minutes ago, Dan1983 said:

Asbestos wise it has cement bound asbestos soffits and carport roof is corrugated cement bound sheets.

May just bury it under the garage etc 

The asbestos must be tested to discover the type. This can be done by yourself with a kit as I did. It must be disposed of in a professional manner and burying it in the garden is not allowed. We had Chrysotile roof slates and internal boarding which we had removed and then we dismantled the bungalow which was timber frame.

[Dan1983]

Just dropped the floor plans off to architect so will see how we get on.

They are also a quite big building company  and advised to budget £2000 m2 for a build.

At 2k m2 we will be out of budget so will see what happens.

Can only hope a smaller local builder is around the £1500 m2 range.

[Sjk]

Not a million miles away from you, we are getting quotes of around 2kpsqm for a very basic build like you say, ie howdens kitchen etc. 
 

Good luck getting a quote for 1.5k, if you do can you pass the details on to me?

[Dan1983]

Yes will do!

Are you trying large firms or small local builders?

If we are way off budget we will have to decide if we move or go back to the extension plans.

Can tell already it’s going to be a nightmare

[Sjk]

All small builders, I think they are so busy they aren’t willing to budge on price. 
 

Very happy to be proved wrong, keep us posted

[Dan1983]

Plans are now drawn, been told rough estimate of 300-350k in the letter, would you usually take the VAT off or wondering if that’s is less VAT? 

Edited January 24, 2020 by Dan1983

[joth]

7 hours ago, Dan1983 said:

Plans are now drawn, been told rough estimate of 300-350k in the letter, would you usually take the VAT off or wondering if that’s is less VAT? 

Nice idea but I've never heard of anyone giving estimates or quotes Inc VAT in this industry.

 

Which is annoying if you're doing a deep renovation...

 

[Dan1983]

Double checked and correct that was without VAT!

i thought 250k was going to be ok for a 137m2 build

 

[Danny68]

Have you tried Danwood  their turnkey price appears  competitive , got to be worth a phone call. 

[Sjk]

You should be able to get someone in for 2k per sq meter for the actual build. 
 

I wonder if you have other works included? I.e. services, demolition, complex ground work etc 

[Dan1983]

There is demolition but existing bungalow foot print is larger than house foot print so ground work should be average.

There was a double garage in that cost in oak/timber 7x6m

[Russell griffiths]

I went out for a drink with 2 very reputable builders last nigh, both fully booked for a year. 

They said they are pricing at £1500 a m at the moment, for shell only, so wind and watertight with first fix electrics and plumbing, second fix joinery. But no kitchen bathrooms, en-suite, tiling etc. 

They said they are getting asked for this more and more as people are finding prices out of their reach, so it gives them the opportunity to finish as and when they can.