Extension - are we dreaming?

usual_suspect

I thought I'd add to this as going through process of (trying to) an 2-storey extension to an end of terrace in Dublin 8, currently around 60sq m.

We have architectural drawings and planning permission (we're also looking to add a small (~2sq m) extension to the front room.

As the SEAI grants exist and as I have a belief any work that is done should set the house up for the next 70 years (it's a 70-year old house), we asked for everything: heat pump, demand-control/mechanical ventilation, solar panels (no battery), external insulation as deep as it can go (why build to the current regulations when they're already out of date for our changing climate and external insulation isn't that expensive anyway - we were going to 160-180mm), remove all gas from the house, etc.

The extension is ~5m x ~3.5m downstairs and upstairs (so 35sq m total) and the 2 sq m to the front of the house. There is also an internal wall to be knocked out as well as the rear wall of the house (so steel requirement), demolish/move/new kitchen, new small wet room (2-3sq m). The upstairs adds a 3rd bedroom.

What has been most surprising is the sheer lack of builders that would even quote. "too busy", "don't do 2-storey extensions anymore", "project is too small", needing constant chasing, etc. 15 builders and we've essentially gotten 2 quotes. Interestingly, I also get an implied wariness around asking for thicker external insulation and quality of work(!) - they just want jobs they can throw up without too many queries.

I'll give an idea of the quote via the SEAI one-stop shop:

• retrofit work (heat pump into underfloor heating, external insulation, windows/doors as needed, air tightness, etc.): €115,000 after the grants have been applied (including VAT). The stand-out item which raised a red flag was the line item of €10,000 for a "2-4kW solar system" and €31,000 for heat pump and underfloor heating (they do know the house would be 100 sq m and the underfloor heating is for at most 50sq m?).
• Builder work (build the extension, knock out interior wall requiring steel, build utility/wet room, new bathroom, etc. etc.): €225,000. This does not include the kitchen. €35,000 of that price is the 2nd floor extension (so 10% of the total cost)
• Total of €340,000.

Is this a crazy price? We'd have a 100sq m home that is A1 rated (and hopefully very low in energy usage), however, I just can't see the value of the property being anywhere near to the quote being charged.

We also received another quote however, it removed the heat pump and went with an electric boiler, no underfloor heating and it was €225,000. It was very high-level though in details so sceptical it actually covered everything….it definitely didn't include solar (which I'm indifferent to - can always be added at a later date), unclear if it included the downstairs wet room, etc.

So…..Is anyone able to provide a recommendation for a builder covering this area and is willing to do it for a reasonable price while also game to go above the minimum 110mm of external insulation, etc?

Thanks in advance all!

andy125

I have finished a 40sqm single storey side extension to a semi d house at the end of last year. 3m side sliding door, large front window, small rear window and an A rated rear door. Block on flat for the extension and whole house wrapped in external insulation and all windows replaced to triple glazing and pushed out to meet ewi and mvhr installed. Builders finish direct labour 76K, grant for ewi brought it down to 70k (ewi was not direct labour). I had quotes prior to going direct labour, and for the extension only and not including any work to the original house that is the ewi, windows and mvhr, the average quote was 140k.

Started in March and finished in December so it was longer going this route but i wasn't in a rush, id say i put in about 100hrs of my own labour into this also, which included digging footings, building a non structural internal stud wall in the extension, slabbing walls with plasterboard and running cables for the electrics amongst other small jobs.

A rough guide without looking through receipts was EWI was most expensive part of the bill followed by the windows, warm roof was next dearest part and the rest was roughly in and around the same cost.

ted1

https://www.boards.ie/discussion/comment/123012676#Comment_123012676

have you looked at selling your house and buying a new build or similar?

Also get a battery with the solar system. Sell your excess , charge your battery during the night at super low rates. And don’t import electricity during the day