Quoted and Actual Self Build costs in 2011 - Mod warning in Post No. 1

iggymadden

hey guys girls. have been lookin at recent threads but still unsure. Can anyone provide accurate total figure for new build in meath as follows;

• 2850 sq ft two storey four bedroom two bathrooms.
• 400 sqt ft garage
• concrete built with timber upper floors and partition walls upstairs.
• slate roof.
• smooth render finish.
• traditional style house.
• underfloor heating.
• finished to include sanitary ware and showers etc.

thanks in advance




Mod edit: Just to add that that this thread is for posting prices you have been quoted or prices you have paid for the various aspects of domestic construction. The thread is not to be used for looking for prices. Thanks

bruschi

iggymadden wrote: »

hey guys girls. have been lookin at recent threads but still unsure. Can anyone provide accurate total figure for new build in meath as follows;

• 2850 sq ft two storey four bedroom two bathrooms.
• 400 sqt ft garage
• concrete built with timber upper floors and partition walls upstairs.
• slate roof.
• smooth render finish.
• traditional style house.
• underfloor heating.
• finished to include sanitary ware and showers etc.

thanks in advance

you wont get an accurate figure with just that. if you want an accurate figure, give the plans to a QS or estimator and get them to do up an estimate.

but, you could be looking at anywhere from €90-110 / ft². all down to interpretation really. can be cheaper, can be more epensive, but would need to see a lot more detail to get accurate price. Are you doing it yourself or getting a builder in?

tdiman

Curious as to what level of reductions people are seeing in the building game from where prices were based 2 - 3 years ago. The prices of trades has fallen, quite sharpely in some cases, materials have not see dramatic drops (with some increases actually coming through). I'd like to know if and where people are seeing drops?

Speaking with direct labout contractors, there are definitely savings to be had as their prices fall. Going the contractor model seems to have a much smaller reduction, even though in many cases they are using the same aforementioned trades.

Have you seen or experienced any reductions? Care to share what parts of the project they were found?

Thanks.

mr_edge_to_you

iggymadden wrote: »

hey guys girls. have been lookin at recent threads but still unsure. Can anyone provide accurate total figure for new build in meath as follows;

• 2850 sq ft two storey four bedroom two bathrooms.
• 400 sqt ft garage
• concrete built with timber upper floors and partition walls upstairs.
• slate roof.
• smooth render finish.
• traditional style house.
• underfloor heating.
• finished to include sanitary ware and showers etc.

thanks in advance

we built a 2300 sq ft house in Meath in 2010.

it is a 1.5 storey,
concrete upstairs,
monocouche coloured render,
thrutone slates
UFH upstairs and downstairs
3 en suites plus main bathroom (all tiled floor to ceiling),
showers,
sanitary ware,
ceramic tiles throughout downstairs (hall, kitchen, utility, sunroom),
solid walnut kitchen with island and quartz worktop,
mdf units in utility
engineered walnut doors with high quality handles,
cobble lock patio,
vertical ground source geothermal heating (which we are thrilled with),
engineered walnut floor in sitting room, laminate flooring in bedroom,
aluclad windows (including large sunroom),
air tightness membrane.

garage and pillars at driveway to match house.

our actual build cost was about €300k. you can allow up to €20k for costs that are not house related. i always include them in my cost per sq ft figures because one way or another they have to be paid.

our cost per sq ft worked out quite high because we built a good sized (not a massive) house and finished to the highest spec possible. the only thing we skimped on was the laminate flooring in the bedroom.

we employed a local contractor who was the cheapest quote we got.

Edit: Windows and the source of your heat will have a massive impact on your overall cost!

mfceiling

I know my own game has seen falls in prices.

I never really charged "big" money for any work i did..was just happy to have a job.

Now it is difficult to keep going but that's all we can do.

On a side note....i wanted to take on a guy this week to help me with a few ceilings. He wouldn't go as he wanted €200 a day after tax for a days pay!! He's still at home...

muffler

Please do not use this thread to ask for prices.

Cheers.

ShiverinEskimo

About 8 to 9 months ago our architect estimated our build to be about 100 euro per sq ft for a reasonably high-spec build. Due to delays in getting our plans together he now reckons it's down around 85 to 90 euro per sq ft on average for the same spec.

Not concrete and based only on his experience at the moment but he seems to know what he's talking about.

dooneenboy

I am always loathe to declare a €/ft2 price, the reason, all houses are unique and may have issues that will add cost, whilst your own architect will have a fair handle on it, is he basing his rate on current Market conditions or has he specifically reviewed your project with you. The cost of regular construction has gone down dramatically since mid 2008 meaning greater bang for your buck, that said, some people offer rediculously low prices which may be detramental in the long run, they may end up chasing extras, not taking care or going bust and leaving you with a building site which would not be desirable.

muffler

ShiverinEskimo wrote: »

About 8 to 9 months ago our architect estimated our build to be about 100 euro per sq ft for a reasonably high-spec build. Due to delays in getting our plans together he now reckons it's down around 85 to 90 euro per sq ft on average for the same spec.

Not concrete and based only on his experience at the moment but he seems to know what he's talking about.

Just out of curiosity and for clarity can I ask what part of the country you're in?

ShiverinEskimo

Sure - in Dundalk (hence the 'fundalk' in my location).

At the moment he's giving us ball-park figures so as I said we're not taking them as gospel but as well as designing he also project-manages many of his builds and so I believe would have a reasonably good idea of pricing.

He said himself that putting a per sq ft price on it isn't truly reflective but when designing he worked according to our budget and reckons he has a close match. I'm in the process of seeking a few ballpark quotes as we speak so we'll see now if he was accurate or not I suppose.

dgs

Hey all I am new to this forum. I am currently going seeking planning permission for 3 bedroom bungalow. Does anybody have an idea of cost per sq ft both through a contractor or direct labour Im in the munster region of building house? Any help would be greatly appreciated.

muffler

dgs wrote: »

Hey all I am new to this forum. I am currently going seeking planning permission for 3 bedroom bungalow. Does anybody have an idea of cost per sq ft both through a contractor or direct labour Im in the munster region of building house? Any help would be greatly appreciated.

As posted above

muffler wrote: »

Please do not use this thread to ask for prices.

Cheers.

ShiverinEskimo

Got one of the quotes I was speaking about yesterday. Came back at 170,000 euro. This was for medium spec since I've not got the full spec done out by the architect. The builder went on the drawings alone and I was able to specify some of the aspects of the materials etc.

Works out at about €77 per square foot. So the Architect wasn't far wrong given we asked him to price it for high-spec. At least based on this (admittedly rough) quote.

1chippy

seems a reasonable price, make sure everyone is pricing like for like. especially the plumbing equip being installed as there seems to be a huge variation in their prices.
anything less than 75 per square usually means there are corners been cut somewhere. labour around dundalk is fairly competitive at the moment due to trades coming across the border.

ShiverinEskimo

Yea the architect mentioned the cross-border trade having an impact but also mentioned that it can backfire too because local builders put themselves under pressure to compete and may cut corners and also if any disputes arise (touch wood) it would be far more difficult to get a resolution from a northern-based builder, contract or no.

My architect has a builder he uses regularly and he built my missus's sisters house (next door to the site incidentally) and they did a very good job. We'll be pricing with them and obviously a few others but being able to see their previous work inside and out is a bonus when it comes to considering them for the job. In saying that I've not approached them for a quote so who knows - they may not be competitive.

We have a few hoops to jump through yet anyways so I probably shouldn't assume too much - feel like I'm jinxing ourselves here.

1chippy

pm if you want. i can send you on a couple of nos. there is one in particular from inniskeen/killany who can show you a lot of work around. i have to say they are exceptional.

Troy McClure

People seem to use different criteria for calculating €/sq.

A question I would like to ask those who have built or have every detail done.
What kind of solicitors fees are there for building a house?. Also what other fees are there to consider, professional or otherwise.?

We have planning permission and would like to know what to expect in this regard separate from any deal we make with builders?

Also should a detailed BER be done from plans first?

galwaytt

FWIW, and because it affects all builder's, not just self-builders - and I've mentioned this before, 2011 is far going turning out to be the Year of Increases, not decreases, in materials.

Received yesterday here, from suppliers of approx 7 different product ranges, is a notice of price increases, effective March 1st.

Another rang me today and advised increases of 5.9% from April 1st.

The smallest, 3%, is on Cementitious board.
The largest, 10%, is on rolls of batt insulation.
Most others are 7% - 8%.

Most materials, being imported, are influenced not by lack of demand (or otherwise) here, but by demand and costs abroad, including those of energy-to-manufacture (all up) and shipping (all up).

This pattern is set to continue for the foreseeable future, esp if oil prices go AWOL.

mistermister

Just been informed by my architect that Kildare county council are decreasing planning contribution charges by 40% in April 2011.

I was facing a charge of E18,000 before and this was a huge turn off in applying for planning pemission untill now but as its going to be 10,800 from April, this is a major factor in finally deciding to apply for permission.

It will interesting to view statistics a year from now to see if there is an upturn in planning applications for new builds.

Supertech

Just had tender prices back for large bungalow in Wexford. Block build, plaster / stone finish / aluminium windows / concrete tiled roof - reasonably high spec.

Tendered Prices ranged from €74/sq.ft to €90/sq.ft - 7 prices in total - fiercely competitive tendering, numerous phone calls, canvassing of clients, proposals to reduce costs etc.

House finished internally and externally ready for decoration but excluding fitted kitchens and wardrobes, and sanitary ware will be supplied by Client.

Prices include

Geothermal Heating System (PC)
Aluminium Windows (PC)
Driveway / kerbs / small patio area / entrance walls and VAT !

B1 rating at the moment, but with prices like that the insulation could get a major boost.
Couldn't believe the range of prices - nor could the Clients

asomeday

Hi guys

just wondering if anyone has done self-build in roscommon recently. hoping to have 4 bed house, only starting plans now would like to budget & my spacial awareness is atrocious so have no idea of ft2 requirements etc

all help appreciated!

just do it

Supertech wrote: »

Just had tender prices back for large bungalow in Wexford. Block build, plaster / stone finish / aluminium windows / concrete tiled roof - reasonably high spec.

Surely you mean alu-clad?! A bit of a difference in U-value...

What's the insulation spec? 100mm cavity with 60mm board? Floor, ceiling?

Sureepia

Hi, I'm new to this forum and hope members might be able to offer us a reality check as follows:

We had been hoping to buy a site and build a PassivHaus but have just heard from our architect in Westport that construction quotes have increased substantially recently (by almost 30%) - apparently due to rising diesel fuel prices and materials costs. Auctioneers say this is completely wrong, that construction costs are falling through the floor. Is our architect being conned or are the auctioneers living in the past?

galwaytt

Sureepia wrote: »

Hi, I'm new to this forum and hope members might be able to offer us a reality check as follows:

We had been hoping to buy a site and build a PassivHaus but have just heard from our architect in Westport that construction quotes have increased substantially recently (by almost 30%) - apparently due to rising diesel fuel prices and materials costs. Auctioneers say this is completely wrong, that construction costs are falling through the floor. Is our architect being conned or are the auctioneers living in the past?

Well auctioneer's don't build houses, so imho, there would carry less credence than the Architect - an architect is involved in the actual construction of buildings, on a day-day basis.

Fwiw - and I work in the trade - there have been several large increases in materials inside the last 6 month's - timber products, all metals (ask a plumber what's happened to the price of copper piping for example.......), insulation.

Indeed, some products, increased in only Feb 2011, are going up again from the 1st April, by 5.9% (insulation).

The only that that fell, was labour cost. And depending on what you're building, that only represents a certain % of the cost of any building - the minority part. Example: if labour in a product represents, say, 10% of the cost, then, even if labour was free, the product would only come down by 10%. Add in the fact that diesel has gone through the roof (and EVERYTHING is delivered by truck), and where your auctioneer get's his numbers from escapes me............

bruschi

Sureepia wrote: »

Hi, I'm new to this forum and hope members might be able to offer us a reality check as follows:

We had been hoping to buy a site and build a PassivHaus but have just heard from our architect in Westport that construction quotes have increased substantially recently (by almost 30%) - apparently due to rising diesel fuel prices and materials costs. Auctioneers say this is completely wrong, that construction costs are falling through the floor. Is our architect being conned or are the auctioneers living in the past?

could be wrong here, but just wondering is there confusion between the cost of standard construction and passivhaus? Passivhaus is more expensive, and can be up to 30% more, but personally I have seen prices pretty much stabilise lately, definitley not increasing by 30% anyway, but not really decreasing anymore.

Sureepia

Galwaytt - thanks. We believed architect must be more reliable since actual recent quotes had been taken, but it's good to have independent confirmation from an insider to hold up the those vociferous auctioneers. You've been brilliant!

BryanF

bruschi wrote: »

could be wrong here, but just wondering is there confusion between the cost of standard construction and passivhaus? Passivhaus is more expensive, and can be up to 30% more, but personally I have seen prices pretty much stabilise lately, definitley not increasing by 30% anyway, but not really decreasing anymore.

do people have to scare clients from building to a low energy (in use) standard?
yes costs may be slightly higher, I have seen comparable costs of 10% higher to standard build (mainly due to using good contractors, the best construction methods/ U-vales and design solutions to achieve maximum air-tightness).
BUT the savings will be made over the life time of the building and people rarely put a price on their comfort, no drafts and no condensation. The 30% higher costs are mainly due to internal finshes, something which can happen on any build. clients will stretch the budget and spend crazy money on a kitchen but not on insulation and air-tightness.

bruschi

BryanF wrote: »

do people have to scare clients from building to a low energy (in use) standard?
yes costs may be slightly higher, I have seen comparable costs of 10% higher to standard build (mainly due to using good contractors, the best construction methods/ U-vales and design solutions to achieve maximum air-tightness).
BUT the savings will be made over the life time of the building and people rarely put a price on their comfort, no drafts and no condensation. The 30% higher costs are mainly due to internal finshes, something which can happen on any build. clients will stretch the budget and spend crazy money on a kitchen but not on insulation and air-tightness.

no, none of that relates to what I asked the poster either. They were told construction costs had gone up by 30%. I simply asked if that was because of the passivhaus set up they had proposed to do, and that those costs are more than standard build. I wasnt scaring anyone from using low energy building methods, and if people who are building take their knowledge from simple posts like that instead of properly researching building methods and comparative costs over a lifetime of a house, then they arent going to do well with their build.

BryanF

point accepted, well said

nellyphant

1chippy wrote: »

pm if you want. i can send you on a couple of nos. there is one in particular from inniskeen/killany who can show you a lot of work around. i have to say they are exceptional.

@1 chippy, would you be able to pm me with those details please we are starting to build in Inniskeen in the not too distant and would be interested in pricing locally to compare it with Dundalk.

Thanx:D

galwaytt

Just an update on most recent cost I came across (today): a contractor quoting an A2 house in Galway, airtightness below 1.0, 277m2 in size two-storey: €784 per m2.

THEIRISHMOB

Supertech wrote: »

Just had tender prices back for large bungalow in Wexford. Block build, plaster / stone finish / aluminium windows / concrete tiled roof - reasonably high spec.

Tendered Prices ranged from €74/sq.ft to €90/sq.ft - 7 prices in total - fiercely competitive tendering, numerous phone calls, canvassing of clients, proposals to reduce costs etc.

House finished internally and externally ready for decoration but excluding fitted kitchens and wardrobes, and sanitary ware will be supplied by Client.

Prices include

Geothermal Heating System (PC)
Aluminium Windows (PC)
Driveway / kerbs / small patio area / entrance walls and VAT !

B1 rating at the moment, but with prices like that the insulation could get a major boost.
Couldn't believe the range of prices - nor could the Clients

This is priced from a builder?
If self-build it should be less -% ? 25-30?I am self-building in the next 8-10 weeks. I am going to do a daily blog from start to finish with pictures, details, prices, timeframe, everything, so that people looking to self-build know exactly whats involved.
My first time doing anything like this building wise. Am I mad? lol

norming09

Hay Irish Mob?

where will you be blogging the house, id love to following as i am thinking of building in the next year

THEIRISHMOB

norming09 wrote: »

Hay Irish Mob?

where will you be blogging the house, id love to following as i am thinking of building in the next year

Yes I will be ..every day with all details. Photos, info on each stage, and costs, timeline, etc.
Should be interesting as its the first time ever doing anything like this and its ment to be so stressful.
I will know if we have planning in the next 2 weeks.
Fingers crossed

Supertech

THEIRISHMOB wrote: »

This is priced from a builder?
If self-build it should be less -% ? 25-30?I am self-building in the next 8-10 weeks. I am going to do a daily blog from start to finish with pictures, details, prices, timeframe, everything, so that people looking to self-build know exactly whats involved.
My first time doing anything like this building wise. Am I mad? lol

Don't understand what you mean THEIRISHMOB.

Are you saying that you'd expect builders to be pricing 25-30% lower than that or that a 'self-build' by (which I presume you mean direct labour) will be that much cheaper ?

galwaytt

THEIRISHMOB wrote: »

This is priced from a builder?
If self-build it should be less -% ? 25-30?I am self-building in the next 8-10 weeks. I am going to do a daily blog from start to finish with pictures, details, prices, timeframe, everything, so that people looking to self-build know exactly whats involved.
My first time doing anything like this building wise. Am I mad? lol

What BER are you going for ?

I don't believe those %'s tbh.

If that saving was possible, you're implying that there is that much of a margin in building, generally. Don't take my word for it- ask anyone in the trade, no-one, no-one, is on anything like that. Low single-digit %'s, if you're lucky.

You need to clarify the VAT thing as well.

strewthelvis

Hi i was wondering if ye could give me a rough idea what a humble 3/4 bed house would cost in rural galway. would like to have it as insulated/energy rated as possible

ECO_Mental

strewthelvis wrote: »

Hi i was wondering if ye could give me a rough idea what a humble 3/4 bed house would cost in rural galway. would like to have it as insulated/energy rated as possible

I think if you read through this thread you will get your answer, look back a few weeks

galwaytt

strewthelvis wrote: »

Hi i was wondering if ye could give me a rough idea what a humble 3/4 bed house would cost in rural galway. would like to have it as insulated/energy rated as possible

€784 per sq m, is one price I've seen - so: how big is your house ?

FYI, on a related note, was out on the road/site a lot lately, and came in to office this week to catch up on paperwork etc.

Included in the mountain of post was a letter from a supplier advising of material price increases on insulation (of all kinds: Phenolic, Vermiculite,XPS, PIR, CIR, etc).

Price increases range from 7.5% for one item, but the majority increasing by anywhere from 10% to 15%, effective June 1st.

So everything from floor, to wall, to roof to EWI insulation, is all on the up. This is the 3rd round of increases so far this year, the most recent was only in April.

YMMV and FYI and all that.

8track

When construction cost prices are quoted here, do they usually include VAT (13.5%)?

I'm hearing that banks are seeing €75 (inc. VAT) per sq ft in North West, for turn key by main contractor, coming through in their mortgage work.

weston1

asomeday wrote: »

Hi guys

just wondering if anyone has done self-build in roscommon recently. hoping to have 4 bed house, only starting plans now would like to budget & my spacial awareness is atrocious so have no idea of ft2 requirements etc

all help appreciated!

in the middle of self build outside roscommon town. what part u in. pm me and i'll give u name of good guys with good prices. at roof stage at the minute

Duffers11

Hi All, I am just wondering if somebody can give me a rough guidline on a self build. Myself and partner and currently in for planning in Wicklow. I am looking for a rough price guide to build. The house is a 2500 sq ft bungalow. All of the work will be done by himself so there are no labour costs involved. So just looking for a breakdown on materials and costs from the word go, such as dig out, foundation to finish. We are working to a tight budget so hopefully it will come in around my expectations. Hope some1 can help! Thanks a mill !:)

galwaytt

Duffers11 wrote: »

Hi All, I am just wondering if somebody can give me a rough guidline on a self build. Myself and partner and currently in for planning in Wicklow. I am looking for a rough price guide to build. The house is a 2500 sq ft bungalow. All of the work will be done by himself so there are no labour costs involved. So just looking for a breakdown on materials and costs from the word go, such as dig out, foundation to finish. We are working to a tight budget so hopefully it will come in around my expectations. Hope some1 can help! Thanks a mill !:)

You haven't given any indication of what spec you're building to, so it's impossible to answer, really.

I can tell you I know of an A2 bungalow in North Co Dublin built for €1051 per sq m (inc VAT). How you'd adjust that for Wicklow, I don't know.......

muffler

Just a quick reminder (again) that this thread is for posting prices you have been quoted or prices you have paid for the various aspects of domestic construction. The thread is not to be used for looking for prices.

galwaytt

homewardbound11 wrote: »

My friend is building a conventional build and not worrying/bothering with renewables, BER, etc and all direct labour. He has managed to get this house and garage sealed to the elements ( foundations, blocked roofed garage built, windows and doors ,guttering ,stonework and plastering,awaiting internal doors and floors electrics,plumbing and doors) for 40 euro/ sq Ft. I Kid you not.

I believe you, but as you say yourself, that house most likely does not comply with current building regs, so it's irrelevant, really.

If we get anything approaching the likes of the last two winters, he'll know all about it.

pcooney

Not bad.

I am currently building and am expecting to come in at Eur 47 /sq foot. This does not include price of site however as was a gift. We are putting 150mm of wall insulation, Triple glazing, HRV, solar panels, stove with back boiler and also boiler. It also includes internal doors etc. Eur 47 / sq ft includes kitchen but not tiling or flooring.

All direct labour with local tradesmen whom we know.

1chippy

pcooney wrote: »

Not bad.

I am currently building and am expecting to come in at Eur 47 /sq foot. This does not include price of site however as was a gift. We are putting 150mm of wall insulation, Triple glazing, HRV, solar panels, stove with back boiler and also boiler. It also includes internal doors etc. Eur 47 / sq ft includes kitchen but not tiling or flooring.

All direct labour with local tradesmen whom we know.

sorry for being negative but i dont believe it can be done for that materials on any house will eat up the majority of that

galwaytt

1chippy wrote: »

sorry for being negative but i dont believe it can be done for that materials on any house will eat up the majority of that

Ditto. I cannot see how you would build a performing house for that kind of price.

pcooney

1chippy wrote: »

sorry for being negative but i dont believe it can be done for that materials on any house will eat up the majority of that

Bungalow of 2400 sq ft
___________________

Foundations = 15,000
Blocks 7000 @ Eur 430/1000 = 3,000
BLock Layer 50c per block (6750) = 3,375
Extras = 625
Cavity Bead Insulation (150mm) = 1,750
Roof Insulation (300mm) = 2,200
Triple glazed windows and doors = 8,000
Plastering (Materials and labour) =12,000
Electrical (Materials and labour) = 5,500
Plumbing Materials = 7,000
Plumbing Labour = 4,000
Roofing Labour = 5,000
Roofing Materials =15,000
Internal doors (Materials and Labour) = 4,500
Solar (30 Tube) = 5,500
HRV = 4,750
sewage Treatment system = 6,000
Painting = 1,500
Insurance (Self-build) = 750
Kitchen = 5,500
Council Fees = 2,000
Lawyer = 2,500
water (Well) = 2,500
ESB Connection = 1,800

---

TOTAL = 115,000


Price per sq ft comes in at Eur 48.
BER provisional A3 rating might possibly get A2, but maybe not.

Am I missing anything major there ???

sas

I will make no assumptions but will state that if you manage to pull this off with Tax and Vat paying tradesmen then you will have achieved some to be proud of.

As it stands based on a previous post, I take it that you can't be that far along. These are therefore budgetting prices.

I've omitted things I can't comment on but here are some thoughts

pcooney wrote: »

Foundations = 15,000

This includes?
(a) Site Clearance
(b) Disposal of subsoil
(c) Digging of foundations
(d) Supply and install of concrete and any required reinforcement
(e) Radon membrane and sump
(f) Floor insulation
(g) Floor slab
(h) Potential screed

pcooney wrote: »

Blocks 7000 @ Eur 430/1000 = 3,000
BLock Layer 50c per block (6750) = 3,375
Extras = 625

I don't believe "625 Extras" will cover:
(a) Sand
(b) Cement
(c) Plasticizer\Morticizier (I always mix these up in terms of which is for plastering or block laying)
(d) Wall ties
(e) DPCs

pcooney wrote: »

Triple glazed windows and doors = 8,000

I have no idea how much glazing you have so this is a difficult one. I would
suggest that you're not getting a quality triple glazed window for that money however.

pcooney wrote: »

Plastering (Materials and labour) =12,000

Is this for inside and outside?
Plaster slabbing of ceilings (materials and labour)?

pcooney wrote: »

Electrical (Materials and labour) = 5,500

Light fittings included?
If you achieve this you have a very modest specification

pcooney wrote: »

Plumbing Materials = 7,000
Plumbing Labour = 4,000

This seems achievable

pcooney wrote: »

Roofing Labour = 5,000
Roofing Materials =15,000

Labour appears too low for a bungalow (and hence roof) the size of yours.

pcooney wrote: »

Internal doors (Materials and Labour) = 4,500

With respect, you must have specified some very cheap doors\handles\hinges etc in order to achieve this

pcooney wrote: »

Painting = 1,500

Materials only I assume. Inside and outside?


What about
(a) Driveways
(b) Pathways
(c) Wing walls (may have been covered in blocklaying)
(d) Any planting that is mandated in your planning (I've to plant 40 semi mature native trees for example.
(e) Airtightness materials and installation (you can omit the HRV if you omit these)
(f) Blowerdoor test
(g) Scaffolding
(h) Soffit, Fascia, Guttering, Downpipes

galwaytt

pcooney wrote: »

Bungalow of 2400 sq ft
___________________

....BER provisional A3 rating might possibly get A2, but maybe not.

Am I missing anything major there ???

I don't see any Airtightness and I don't see any VAT.

If you get A2 on the simple figures above, you have done well. Better than well in fact.