Cost of building??

chiplad

Hi,

Currently looking at building with my girlfriend in the Kildare area (Naas or beyond).
Excluding the site cost, has anybody any idea on the cost of a contractor in the current climate? I presume a price per ft2 \ m2 is the most common form of pricing?

Any info MUCH appreciated! (Including info on any bargain sites out there - if there is such a thing!!)

Thanks.

muffler

No idea what the pricing would be in Kildare but you wont get anything less than €100/sq. ft. more than likely around the €130 - €150 per sq. foot mark. As I said I dont really know but some of the other guys here may be able to help.

RKQ

I'd agree that €100 / sqft would be average price.

I did see an advert this week, in a local Wexford paper by a Building Contractor offering his services for €60/sqft!

murph08

RKQ.

I'm just beside Wexford and am looking for a Building Contractor, Would you please PM me his name and no. If you still have it.

RKQ

The Echo Newspaper, page 142, Wednesday 10th Sept 08.
I'll PM the phone number, its a boxed advert. 3" x 2".

I have no idea who he is or how good he is.... I quote
"Builder Available, Total build €60 per sqft, from start to finish ..... anywhere considered. Homebond Registered & fully insured"

(Mods I hope its ok to quote advert... no names or numbers but I felt its important, as he states he'll consider anywhere -and is Homebond registered.)

It seems very competitive!

murph08

Thanks RKQ for the quick reply.
This seems a very good price. What are the advantages of getting a builder that has homebond? Do people who work for homebond check there work to see is it up to SPEC?

KhanTheMan

im getting quotes in for 60 - 70 per sq ft in Dublin now.

We were getting 120 - 150 per sq ft quotes last year and said we'd wait and see what happens over the year. Now the same people are calling us and quoting the lower prices. If you pay more you're being robbed in this climate. If we call them its 80 or thereabouts. Looks like the best course is get lots of quotes. tell them they are way higher than others you can get and they have to come down. Thn let them stew for a few months. When they have no work on they'll call you. And work is very hard for them to get these days.

sinnerboy

There is scarcely anything in the world that some man cannot make a little worse, and sell a little more cheaply. The person who buys on price alone is this man's lawful prey.
John Ruskin, English critic, essayist, & reformer (1819 - 1900)

for a realistic if approximate guide to prices ( still )

http://www.scs.ie/HOUSE_REBUILDING_INSURANCE_May_2008.pdf

KhanTheMan

sinnerboy wrote: »

There is scarcely anything in the world that some man cannot make a little worse, and sell a little more cheaply. The person who buys on price alone is this man's lawful prey.

Not true that they are a little worse. Nobody is saying buy on price alone. Things are tuff for contractors now. The same guys quoting ridiculous prices a year ago where they made huge profits are now coming back with cheaper quotes with no less a standard in materials - just less ridiculous profits.

As always people should check references and have a look at work done and all the rest - no matter what the price.

sinnerboy

Lets just say I would be more interested to hear next year that you HAD BUILT at those rates .

Commodities and utilities costs are rising . Some builders are desperate .

Reality is - is all very well to qoute a low rate - it is another thing to deliver it .

murph08

Reality is - is all very well to qoute a low rate - it is another thing to deliver it .[/quote]


This is why i asked about "Homebond". If a builder is registered with them, do they have to use certain materals and do the have to stick with the price quoated?

muffler

RKQ wrote: »

The Echo Newspaper, page 142, Wednesday 10th Sept 08.
I'll PM the phone number, its a boxed advert. 3" x 2".

I have no idea who he is or how good he is.... I quote
"Builder Available, Total build €60 per sqft, from start to finish ..... anywhere considered. Homebond Registered & fully insured"

(Mods I hope its ok to quote advert... no names or numbers but I felt its important, as he states he'll consider anywhere -and is Homebond registered.)

It seems very competitive!

The post is fine RKQ.

Just to point out that while the builder may be registered with Homebond it will most likely be an "extra" to have the house registered although a couple of grand should cover that.

chiplad

Thanks folks for all the info so far!

I guess we'll keep looking for now and haggle as best we can. It also seems that maybe a log home is an option.....

Glulam

I am in the middle of a self build and in my experience calculating the cost in €/sq Ft is not a very accurate way of doing it.
From my own experience labour costs are definitely are lower than this time last year but materials have also increased dramitically.
I have now completed the internal plastering on my own house. Its approx 3200 sq ft and to date I've spent approx 250k. But I could spend as much again on the finish so really you've got ask yourself what type of finish you want.
I would strongly advise you to get a QS and price out the job as far as a builders finish after that its up to yourself.

muffler

Glulam wrote: »

I would strongly advise you to get a QS and price out the job as far as a builders finish after that its up to yourself.

Good advice indeed.

Mike2006

Just on that point, how much would it cost to get a QS to price a one-off house?

Are we talking hundreds or thousands?

Mike.

Quazzie

sinnerboy wrote: »

There is scarcely anything in the world that some man cannot make a little worse, and sell a little more cheaply. The person who buys on price alone is this man's lawful prey.
John Ruskin, English critic, essayist, & reformer (1819 - 1900)

for a realistic if approximate guide to prices ( still )

http://www.scs.ie/HOUSE_REBUILDING_INSURANCE_May_2008.pdf

God forbid ya should live anywhere apart from the coast according to that guideline.

muffler

Mike2006 wrote: »

Just on that point, how much would it cost to get a QS to price a one-off house?

Are we talking hundreds or thousands?

Mike.

Like house building costs it depends on where you are located and who you get. It shouldnt cost any more than a grand. In Donegal it would cost on average around €700

QS THIS

Your not doing too bad at €78 per sqft !!!!

Prices per square foot are only for budgets, you should never rely on them during a self build as, the cost can jump based on your choices

Glulam wrote: »

I am in the middle of a self build and in my experience calculating the cost in €/sq Ft is not a very accurate way of doing it.
From my own experience labour costs are definitely are lower than this time last year but materials have also increased dramitically.
I have now completed the internal plastering on my own house. Its approx 3200 sq ft and to date I've spent approx 250k. But I could spend as much again on the finish so really you've got ask yourself what type of finish you want.
I would strongly advise you to get a QS and price out the job as far as a builders finish after that its up to yourself.

No6

I agree with some of the posters above, the cost per sq ft/m is very ball park and not terribly accurate, I've had builders telling me its 80 to 90 a sq ft since I started my own practice in 2000, they're still telling me its around that ( a bit lower perhaps) but when you actually send them a half decent set of drawings and get stuff priced it generally works out at more. Bear in mind that its generally only for a builders finish, no floor finishes, kitchens, painting etc etc, you know the expensive stuff!!!

QS THIS

We'll do it for 500, I'd price a dog house at the moment

muffler wrote: »

Like house building costs it depends on where you are located and who you get. It shouldnt cost any more than a grand. In Donegal it would cost on average around €700

QS THIS

Bang onn the money, if your getting done for 80- 100 €sqft, ask the builder for a full breakdown of the works, with prices beside it, give him your specs aswell, also get a few prices in the same manner,

the builder will probably huff and puff, but, at the end of the day its your cash, and this format enables u to check the work, and stops him coming back with extras, and pleading with you for more money, get it all out in th open first AND GET A CONTRACT RIAI STYLE, AND MAYBE A BOND IN PLACE , ITS BUST SEASON FOR BUILDERS, THEY MAY BE KEEN BUT THE WORRY IS STILL THERE !!!

PERSONALLY I WOULD GRILL A BUILDER THESE DAYS BEFORE I OPEN THE DOOR TO HIM / HER, AND I WOULD TRY AND SCREW HIM FOR EVERYTING, THEY HAVE NO PROBLEM DOING IT TO ME / YOU - FIGHT FIRE WITH FIRE LADS !!!

No6 wrote: »

I agree with some of the posters above, the cost per sq ft/m is very ball park and not terribly accurate, I've had builders telling me its 80 to 90 a sq ft since I started my own practice in 2000, they're still telling me its around that ( a bit lower perhaps) but when you actually send them a half decent set of drawings and get stuff priced it generally works out at more. Bear in mind that its generally only for a builders finish, no floor finishes, kitchens, painting etc etc, you know the expensive stuff!!!

unclebill98

QS THIS wrote: »

PERSONALLY I WOULD GRILL A BUILDER THESE DAYS BEFORE I OPEN THE DOOR TO HIM / HER, AND I WOULD TRY AND SCREW HIM FOR EVERYTING, THEY HAVE NO PROBLEM DOING IT TO ME / YOU - FIGHT FIRE WITH FIRE LADS !!!

I really hate to work with you building a house!

I've got 50euro per square foot in Cavan. Great builder too.

Looking back I should have added another 20% onto the budget to allow for extras etc. Best thing to do is make sure anything that the builder does thats not covered in the 1st quote must be ran past you otherwise he runs the risk of not getting paid for it.

QS THIS

€50 - you robbed him, all in all that is a great price, well under the market price, even for cavan,

How far does the 50 get you? what the type and sqft of the house.?

unclebill98 wrote: »

I really hate to work with you building a house!

I've got 50euro per square foot in Cavan. Great builder too.

Looking back I should have added another 20% onto the budget to allow for extras etc. Best thing to do is make sure anything that the builder does thats not covered in the 1st quote must be ran past you otherwise he runs the risk of not getting paid for it.

unclebill98

I used two contractors, one for basement and another for the house. Its hitting the 5k sq ft mark now. I got 11 quotes before I started, there was slightly cheaper quotes but this guy had a good reputation. So far so good. Starting interior.

Quazzie

unclebill98 wrote: »

I really hate to work with you building a house!

I've got 50euro per square foot in Cavan. Great builder too.

Looking back I should have added another 20% onto the budget to allow for extras etc. Best thing to do is make sure anything that the builder does thats not covered in the 1st quote must be ran past you otherwise he runs the risk of not getting paid for it.

unclebill98 wrote: »

I used two contractors, one for basement and another for the house. Its hitting the 5k sq ft mark now. I got 11 quotes before I started, there was slightly cheaper quotes but this guy had a good reputation. So far so good. Starting interior.

2 very different figures there Bill..

muffler

Quazzie2002 wrote: »

2 very different figures there Bill..

I think he said in one post that the cost was €50/sq. ft. and in the other he give the floor area including the basement.

QS THIS

Bill,

i am hugly baffeled at where €50sqft, on an 5,000 sq ft house, is getting you, the builder has got to be making a loss,

Is it labour only? are you buying materials?

Dr. Nick

My first quote has come in at €86/sq. ft. before VAT. Full build including PC sums. Reputable local builder who has done work for three individuals I know personally, full builds and extensions.

getfit

I would strongly doubt a figure of €50 a sqft for a builders finish. Not insulting anyones honesty but in my build I'm coming in at around €66/€68 sqft including my Project Managers fee. Roof is finishing today and windows are in, so I'm reasonable far along. I'd guess that my materials cost to a builders finish will be over €40 sqft, if not close to or above €45 sqft. I'm only a few weeks away from finalising the spend to builders finish so I'll be 100% sure of materails cost by then...

I know an intelligent builder can benefit from economies of scale with ordering and also use left overs from one site as materials in another etc., but I still find it hard to get my head around the low prices..

I could grasp a self builder who keeps all finishes etc. to the minimum and does a lot of labour himself - could squeeze in at €50 sqft, but even still it would be an amazing achievement...

bamboozle

i'm awaiting final plans for an extension in dublin, draft plan is 340 square foot single story extension at rear of the house, which will require knock back wall and also wall between kitchen and dining room to make open plan...can i seriously expext builders costs to be 80-100 per square foot?

QS THIS

bamboozle wrote: »

i'm awaiting final plans for an extension in dublin, draft plan is 340 square foot single story extension at rear of the house, which will require knock back wall and also wall between kitchen and dining room to make open plan...can i seriously expext builders costs to be 80-100 per square foot?

Yeah your looking at about, €40,000- 45,000 up to builders finish,

Do your self a favour and get an engineer out to check the slab and foundation pour and sign it off, I came across ajob recently and i said to the owener and the builders that the foundations were not wide enough , they ignored me, the builder just told the owner not to listen to me,

I met her after the job was done and low and behold the founds started to sink and needed under pinning at a cost of 20 k - and guess what the builder was nowhere to be seen, - she didnt have a contract either .


Just cover yourself pal

tba

check p 32 of the 2008 version

http://www.dlpks.ie/publications_after.html

dlpks are a handy industry guide for this sort of thing

harly1516

35000 to 40000 more like it

unclebill98

Well I've only 250k of a mortgage. I've set prices on everything and I've been in a finished house that the builder has done to show me what his quote included. Its a builders finish. Anything I've added on is of course extra.

250k for a 5k sq ft house is 50euro per sq ft.

I am not buying materials nor supervising anything.

I'll invite you all down when I get a kettle working! Also, they guy I am using was not the cheapest. I had one for 45 euro a sq ft.

All of the carpentry and electrics and any of the guys doing the work on the house are all now back to the small crews they had over 5 years ago. All the extra people they've taken on are gone and the Electrician and plumber are barely making a full weeks work. I asked the builder at the start for his best quote, I never went back with the whole make my quote cheaper or else I use someone else. He is a top notch builder and I am happy to have him.

Quazzie

you sound to be lucky all round there. Best of luck with it. Keep us all informed bow ya get on. My one piece of advise is get an industrial sized kettle if you're offering around on boardsnas ya could get quite a few acceptances.

muffler

I have a client who has just got a quotation of €115,000 for his 154 m2 bungalow with a detached 45m2 garage and a mech. aeration system. PC sums included for kitchen, fireplaces, sanitary ware. Fairly decent contractor too.

murph08

Anyone now off any good builders, that is good value around the south kilkenny area??

Poor Uncle Tom

I would say he is just keeping his work force ticking over. I can't see him making anything major on that, muffler.

I have some land myself, I'm going to develop a site from it now. I have spoken to some decent small contractors I have worked with over the last few years, who I will basically take on as subbies for this build, costings as follows:

186m2 floor area €163,000

Site fencing, treatment system, borewell, landscaping, entrance, kerbing and driveway, kitchen, floorcoverings, stoves, tiling and painting, solar and vert. geo., 30m2 garage with car port. €86,000

Contingencies €21,000

The site I will leave at 0.34 hectares (0.75 acres) with option to buy extra 0.22 hectares (0.5 acres) no road frontage, for pets (dogs, ponies or sparrows I don't care). I have recently planted an oak grove on 0.4 hectares (1 acre) which will provide a nice backdrop for the site.

I have learned from recent events and got a favoured councillor on board, the site is in the structurally weak area of the county, got the thumbs up in the pre planning meeting. Obviously it's a one off design based on the site, the costings have been approved in principal. Already had 2 auctioneers/valuers look at the project and have put valuations of €380,000 and €410,000 respectively on the sale, I've left the details with them, they can sell them from the plans if they wish.

So with 5 weeks work under my belt on this so far I am ready to get going with the application for planning permission.

Obviously this is not going to be a development for myself, but to sell on in order to keep some good local grafters in work for the next 8 months and hopefully make a few quid myself for the site. I think I will be lucky to get €315,000 for the finished works, based on the way markets are going but even at that I will be happy.

So what do you think, is it madness?

muffler

If you can secure a mortgage there was never a better time to build or consider building especially if you own the land. I would proceed with the planning part and maybe book one of the local builders for a January - March start and then keep an eye on the building/development climate at that stage.

If things have remained static then proceed with the build. However if the building trade/property business is still on a slippery slope you may well want to consider holding on the build until a bit of light appears at the end of the tunnel.

I think the trick is to get the builders cheap but get them tied down to a contract at a time that the economy is about to improve abit. By the time you would have completed the build then prices would have risen again (hopefully) and there is your nice little bonus.

As you know you shouldnt pay much heed to what auctioneers will value your end product at.

RKQ

muffler wrote: »

just got a quotation of €115,000 for his 154 m2 bungalow with a detached 45m2 garage and a mech. aeration system. PC sums included for kitchen, fireplaces, sanitary ware. Fairly decent contractor too.

That sounds pretty good.

Uncle Tom I'd have to agree with muffler, get on with the planning application and assess the climate in January. It is a good time to build especially if the finance is in place.

I think people will always want well designed detached dwellings on a decent site. Good luck with the development.:)

smashey

muffler wrote: »

I have a client who has just got a quotation of €115,000 for his 154 m2 bungalow with a detached 45m2 garage

Poor Uncle Tom wrote: »

I would say he is just keeping his work force ticking over. I can't see him making anything major on that, muffler.

RKQ wrote: »

That sounds pretty good.

Welcome to Donegal. I think the builder will make a nice profit on that.

Dr. Nick

Question: Are the SQF/SQM prices quoted here pre- or post- VAT?

muffler

VAT included.

Dr. Nick

Ta Muffler. That's good news (for me anyway)

Hmmm. Think I'll be doing a bit more shopping and negotiating. Having budgeted for €125/130 per sqf, I reckon I can get to 80?

btw, how does anyone manage to get a like-for-like quote while dealing with a tf company and a contractor? I mean, given that you'd get a full price finish from a contractor on concrete build, but the same (or other) contractor dealing with a tf company would need to adjust his sqf price.

Not sure if that makes sense! Basically, it seems difficult to compare prices between contractor concrete build and tf + contractor, because of the difference in what you get from tf depending on the company, whereas with concrete it's like-with-like.

bamboozle

QS THIS wrote: »

Yeah your looking at about, €40,000- 45,000 up to builders finish,

Do your self a favour and get an engineer out to check the slab and foundation pour and sign it off, I came across ajob recently and i said to the owener and the builders that the foundations were not wide enough , they ignored me, the builder just told the owner not to listen to me,

I met her after the job was done and low and behold the founds started to sink and needed under pinning at a cost of 20 k - and guess what the builder was nowhere to be seen, - she didnt have a contract either .


Just cover yourself pal

thanks for your reply, bit of a stupid question but when you say builder's finish, would this include electrics & plumbing & plastering but not kitchen, floors doors? given we will have to use a bit of steel to support where internal walls will be removed i was expecting closer to 60k before kitchen etc!

sydthebeat

sinnerboy wrote: »

There is scarcely anything in the world that some man cannot make a little worse, and sell a little more cheaply. The person who buys on price alone is this man's lawful prey.
John Ruskin, English critic, essayist, & reformer (1819 - 1900)

for a realistic if approximate guide to prices ( still )

http://www.scs.ie/HOUSE_REBUILDING_INSURANCE_May_2008.pdf

just a note to the above, these costs would include costs of demolition and extraction off site, plus professional fees on top... you could probably take 10% off to cover these...