COSTS TO COMPLETE

neilster

I am looking at purchasing a part-finish house . I dont want top of line figures from guys giving advice, i want a fairly bog standard finish and then i might pick and choose my moments to spend more. Any advice is greatly appreciated , midlands location

This house has no groundworks done except for heavy stone around where driveways will be, have the excess soil though in lumps so no topsoil needed . The garage is complete but not plastered and needs a door . I would probably leave as is for the minute . The 3 room plus WC attic is floored for attic conversation with someinternal wood frames hanging , the frames minus the boards as it were , no soffit or gutters either, no plumbing or sewerage

heres the blurb

5 bedroom dormer bungalow partially constructed , this includes a 4 room attic.The property comes roofed in slate with windows and doors installed. Internally all first fix plumbing is in place and door frames. No electrical, plastering or studding on the first floor has commenced. The property is being sold as is. The property measures approx. 264 sq mtrs / 2,833 sq ft
Accommodation

Entrance Hall 2.40m x 4.62m.

Return Of Hall 1.24m x 10.30m.

Living Room 8.5m x 5.0m.

Kitchen / Dining Room 7.11m x 5.0m.

Utility 1.71m x 3.73m.

WC 0.93m x 2.6m.

Bathroom 2.0m x 3.71m.

Bedroom One 4.0m x 5.23m.

Walk In Wardrobe 2.14m x 4.46m.

Ensuite 1.52m x 4.46m.

Bedroom Two 3.71m x 4.31m.

Bedroom Three 3.70m x 2.71m.

Landing Var 5,0m x 3.0m.

Bedroom 4 Var 5.0m x 3.0m.

Office Var 2.7m x 2.7m.

Bathroom Var 1.9m x 1.9m.

Bedroom Five 5.0m x 3.0m.

Garage 6.5m x 4.0m.
Contact Agent
Features

All Roofing Complete
All Windows Installed
1st Fix Plumbing Complete
Detached Garage Constructed and Roofed
.5 Acre Site

Quazzie

Spend a couple of hundred quid, hire a Quantity Surveyor and go through the house with them stating what finishes etc you want. Its a couple of hundred now, but with such a unique situation it could save you thousands in the long run.

To take a guess would be foolish in the extreme.

bruschi

Quazzie wrote: »

Spend a couple of hundred quid, hire a Quantity Surveyor and go through the house with them stating what finishes etc you want. Its a couple of hundred now, but with such a unique situation it could save you thousands in the long run.

To take a guess would be foolish in the extreme.

exactly what he said. no way of judging from the post what kind of work is involved to finish it, or to even try guage a cost.

BryanF

Quazzie wrote: »

Spend a couple of hundred quid, hire a Quantity Surveyor and go through the house with them stating what finishes etc you want. Its a couple of hundred now, but with such a unique situation it could save you thousands in the long run.

To take a guess would be foolish in the extreme.

+1 you need a QS mate and someone to make sure all certs for the existing work are correct

Do-more

Before purchasing be sure that all documentation is available from the engineer who has certified the works to date. You could be in a legal minefield if these aren't in order.

hbarstone

main concern get all paperwork and ensure all in order, like compliant with planning permission, structure proper built and signed off. at least if all above in order you have proper base to continue from,if not huge problems.

finish price, ask few local builder for quote to finish stage, giving you price break down of various stage work. this will give you good idea of finish project cost, can then proceed on that basis or contract out various stages to different sub cont. later. if price overall proj thro sub cont, just be carefull that some aspects of buid you thinking covered remain unpriced and not included between
different trades as each thinking not in their brief when pricing

neilster

Quazzie wrote: »

Spend a couple of hundred quid, hire a Quantity Surveyor and go through the house with them stating what finishes etc you want. Its a couple of hundred now, but with such a unique situation it could save you thousands in the long run.

To take a guess would be foolish in the extreme.

This is an initial enquiry and very early days and just free advice , i could also buy a builders finish house also available and one completely finished ...paying a QS when maybe the other two choices are best isnt smart . This enquiry is really based on quotes for labour recently and is it worth my while to take on the part-finish house

I may get 2 builders to quote on it

But just a comment whenever you put a request on Boards it does feel to be a forum where others are allowed to instruct you what to do , if advice isnt about saving money etc it is probably wasted on me . Most people on the self-build forums are delusional where a small number have done things at a reasonable rate and chased value and where the majority of OPs have overpaid and proceed to tell the guy what a cheapskate he is ...how terrible his house will turn out ...and go on to try and fool themselves about how their overpriced house is bang on price wise....the self-b uild figures i have seen are off the charts

neilster

bruschi wrote: »

exactly what he said. no way of judging from the post what kind of work is involved to finish it, or to even try guage a cost.

What do you mean , its a shell , its windows are in , roofed , no plastering inside or out , its floors are in , doors are hung , first fix plumbed but no carpentry done downstairs , the attic is fully board floored and a good bit of attic wood is up but not the solid walls (boarding) is in in the attic, you can see the outline of where 4 rooms will be due to wooden frames (the skeleton of it). Its thin on details cos its brought to shell stage (as they would say in Europe)

bruschi

neilster wrote: »

What do you mean , its a shell , its windows are in , roofed , no plastering inside or out , its floors are in , doors are hung , first fix plumbed but no carpentry done downstairs , the attic is fully board floored and a good bit of attic wood is up but not the solid walls (boarding) is in in the attic, you can see the outline of where 4 rooms will be due to wooden frames (the skeleton of it). Its thin on details cos its brought to shell stage (as they would say in Europe)

where did you state any of this on your OP? I said it was impossible from your post to judge costs.

bruschi wrote: »

exactly what he said. no way of judging from the post what kind of work is involved to finish it, or to even try guage a cost.

you wont get anyone on here who will be able to tell you how much it will cost just from a few lines on a message board.

you asked for advise in your opening post, got it, and then complained that it is no use to you. I dont exactly know what you are looking for here. do you want someone on here to do a budget cost for you? Or do you want to know what way you should get a cost prepared or what? because form the info given, it will be impossible to cost it without actually seeing the house physically first.

BryanF

neilster wrote: »

on Boards it does feel to be a forum where others are allowed toinstruct you what to do , if advice isnt about saving money etc it is probably wasted on me . Most people on the self-build forums are delusional where a small number have done things at a reasonable rate and chased value and where the majority of OPs have overpaid and proceed to tell the guy what a cheapskate he is ...how terrible his house will turn out ...and go on to try and fool themselves about how their overpriced house is bang on price wise....the self-b uild figures i have seen are off the charts

instruct you: sorry if I seemed to lecture, but there in lies the issue, you answer what your asked. the words "I am looking at purchasing" were used, not I'm looking at one of five properties..
my 'isnt smart' advice is based on my professional experience, take or leave it that the beauty of boards.ie:)

those that have "chased value" I take to mean one of three things 1. they have got a good deal, fare play.:) 2. they have got a poor short term job done.:( or 3. they did a lot of the work themselves:P.. so a 1 in 3 chance of something going wrong, have you been listening to radio re substandard home building at the moment..

the reason for the QS: a builder arrives for free, and takes what? maybe half a day to come to an approximate figure (some will do it in the van in five mins, and would you blame them, its a free quote).. he wont stand over this figure because he wants your business, and shouldn't be expected too. so imho budget twice what is quoted (unless your into DIY, which you didn't state in your post).. now thats a good investment risk right there, your bank is going to love it...

on you feeling accused of being a cheapskate: its not that at all... i've just seen too many priory halls;)

on the selfbuild figures i've seen: i looked at construct Ireland magazine the other day (the sept one) and the PH builds were priced above 1000€ per msq.. some were "off the charts" but imo a reasonable job requires reasonable pay and many are struggling to make ends meet, banking on the extras + the unquoted stuff and at the end of the job instead of being up front about it..

muffler

neilster wrote: »

Any advice is greatly appreciated

Just to highlight the fact that you asked for advice in your OP.

neilster wrote: »

i could also buy a builders finish house also available and one completely finished ...paying a QS when maybe the other two choices are best isnt smart .

Perhaps when you are clear in your own mind what you are doing you may be able to post more definitely. You had already posted details of the type of house you were thinking of buying so there is no need to move the goal posts just because you didnt like the reply.

neilster wrote: »

But just a comment whenever you put a request on Boards it does feel to be a forum where others are allowed to instruct you what to do , if advice isnt about saving money etc it is probably wasted on me . Most people on the self-build forums are delusional where a small number have done things at a reasonable rate and chased value and where the majority of OPs have overpaid and proceed to tell the guy what a cheapskate he is ...how terrible his house will turn out ...and go on to try and fool themselves about how their overpriced house is bang on price wise....the self-b uild figures i have seen are off the charts

Looking at your profile I note that you are around here long enough to know how things get done. By opening any thread you are inviting comment and opinion so no need to go out of your way to attack the people who have contributed here.

If you are not prepared to accept the advice and comments posted then walk away from this please.