Best way to get build estimate

tom.tom

Hi all,
I'm looking to self-build and have just got planning permission granted during the week. I'm talking to the bank about getting mortgage approval, and they are looking for some build cost quotes. I will eventually go full tender stage drawings, but looking for some interim quotes. What is the best way to get this, and how much is it going to cost? I have planning drawings available, can I get a QS to give me an estimate from this? How much should it cost?

Thanks,
Tom

DOCARCH

QS is the way to go at this stage.

You may pay E250 to E300 and get a fairly detailed and comprehensive budget costing for that.

tom.tom

So what's the difference between what a QS will do versus what an architect will do for tender stage?

johnr1

Gross simplification, but architects are trained to design and draw structures, while Quantity Surveyors estimate prices.

If you're using a QS to price it, make sure he/she has experience of costing and reconciling he costs of house builds, otherwise they are just guessing, and in my experience, often very wrong.

I understand that you don't need exact costs at this stage, but in the end, the only people who are incentivised to get it right are people who will later have to bear the financial cost themselves if they get it wrong, - ie: contractors.

thos

johnr1 wrote: »

Gross simplification, but architects are trained to design and draw structures, while Quantity Surveyors estimate prices.

If you're using a QS to price it, make sure he/she has experience of costing and reconciling he costs of house builds, otherwise they are just guessing, and in my experience, often very wrong.

I understand that you don't need exact costs at this stage, but in the end, the only people who are incentivised to get it right are people who will later have to bear the financial cost themselves if they get it wrong, - ie: contractors.

I see what you mean. I was trying to understand this over the weekend alright - should the QS be working for me or the builder ..

johnr1

thos wrote: »

I see what you mean. I was trying to understand this over the weekend alright - should the QS be working for me or the builder ..

Some builders use quantity surveyors to price the jobs they tender for, (at their own expense) some do it themselves. That doesent affect you.

What you could do at this stage, is to get a QS to do an estimate based on your planning drawings, and allowing for standard finishes, but bear in mind that he/she is'nt really going to be responsible if this estimate turns out to be wrong.
Make sure they include for every cost associated with the build, things like supervision fees for sign-off of drawdowns, services connection fees, essential appliances, site drainage, contingency sums, garden walls, gates etc, rather than just the structure and finishes of the house.
That should satisfy the bank.

Then,
When you get to construction tender stage, you could have your QS look over the various tenders with you, - the biggest difference in construction quotes is usually hidden in small differences of spec, in inclusions and unstated exclusions.
What many people miss is that while builder a is 10 grand cheaper, builder b is pricing a different spec level, and including for a better finished building, therefore, doing ten grand more work.
Extra items not allowed for DO happen, and require extra money, but who knows whether they were extra or not unless there is a detailed spec or ultra-detailed construction drawings?
The more time you put into a detailed spec, the less rows it leads to later on, and the more comparable the various builder quotes will be.
"PC sums" can be applied to the purchase of elements like kitchens, wooden floors or bathroom ware which will be chosen later and may change.

Good luck with it all, it's the biggest purchase you'll probably ever make, and should be treated with the seriousness it deserves.

kkelliher

Qs doing a cost plan is the only way to go at the early stages as it will be based on your answer to his questions and it will not be based on other peoples offers to you of a specification that they have made up.

Cost generally is €300 plus VAt which will give you an elemental breakdown price for each section of the build. It will not be a complete bill of quantities breakdown but it will be enough to focus your mind in the areas of cost