What should be included

kkelliher

I think it is necessary to spell out exactly why it is difficult to compare costs house to house in terms of finished prices

As everyone has said on a number of occassions the spec will dictate the price of a build but when you take the list of items required and then think of the various options in each it is easy to see where one person can outspend another based purly on choices of products and finishes

(assuming standard house with no basement)


The following is a list of item headings that in most cases will be required for any new build and it is then easy to see how costs can cary depending on choices made:


Planning costs
Tests perc etc
Council contribution
Architect
Engineer
Other professionals
Legal fees if required
Mapping and land registry
Site clearance
Reduced level dig
Foundation dig
Disposal of material in accordance with regs
Blinding if nec
Concrete to fdns
Formwork if nec
Mesh
Deadwork
Filling with stone
Insulation to floor horizontal and perimiter
Radon / DPM incl pipework and sumps
Sand blinding
Concrete to floor
Mesh again if nec
Underfloor pipes if nec
Screed
Blockwork or brickwork
Vents if necessary
Chimneys
External wall insulation
External wall finishes (plaster/reveals/plunths/ insulation if nec/ decoration)
Cills, lintels, thresholds, copings, quoin stones etc
Internal walls / stud partitions
Frame including steelwork/beams/columns etc
Floor structures (timber/concrete/icf etc)
Roof structures (truss/cut/flat concrete etc)
Stair structures (timber /metal/ concrete)
Floor finishes (tiles/timber/ carpets etc) incl underlays
Sound proofing if nec
Staircase finishes incl steps, handrails, newels, balustrades etc
Roof finishes incl slate/tile felt batten etc
Roof windows
Attic hatches / attic stairs
Fascia soffit gutters downpipes
Chimney completions caps, flues, pots etc
Ceiling finishes, cornieces, covings etc
Wall finishes( plastering, painting, tiling, wall papering etc)
Roof insulation
Mid floor insulation
External windows
External doors
Esb connection and metering
Fuseboards and distribution
Earthing
Lighting internal and external
Ducting of cables for external works
Sockets
TV/cable satilite etc
Internet / cat
Telephone
Alarm system
Cctv
Intercom systems
Energy monitors
Fire system
Door bell
Heating / boilers / gas connections etc
Hot water
Solar system
Water supply (mains connection/well)
Cold water
Water storage
Ventilation systems
Sanitary ware incl wc, whb, trays and baths for bathrooms ensuites and washrooms
Taps and wastes
Shower units and pumps
Waterproofing / fibreglass to showers and baths
Rainwater harvesting
Soils and waste internal
Foul and surface external incl mh, aj, gully etc
Treatment system or mains connection
Acco channels
Kerbing
Footpaths
Ramps incl handrails if nec
Driveway
Patios
Plant boxes / planters
Entrance walls
Entrance gates
Automation of gates fobs etc
Ducting of cables to gates
Post box
Nameplate
Boundary walls or gates
Landscaping incl grassing and planting
Kitchen units
Kitchen sinks and taps
Undercounter lighting
Utility units
Countertops / granite
Wardrobes
Other fitted furniture (tv cabinets etc)
Internal doors frames, architraves, ironmongery
Skirting
Window board
Boxing to pipes
Whitegoods to kitchen and utility
Fireplaces hearths/mantles etc
Fire boxes / grates etc
Balconies
Metalwork / structural glazing
Preliminaries (site toilets, insurance, plant, setup, security, scaffold etc)
VAT
Garages (may be priced separatly)
Sheds
Shed bases
Shed supplies (elec, wastes etc)

Items generally not included are:
Site costs
Window decorations (blunds/ curtains)
General furniture (beds, tables, chairs, lockers, etc etc)
Personal and day to day items

kieranhr

That's a great list. Anybody about to sign a building contract with a builder should know whether all these items are included or excluded. Seeing as most clients won't have everything decided at contracts signing stage, I would add two points to the above:

- PC sums are very useful, say where you may not know exactly what sanitaryware you want yet, but you have a rough budget of €5000 in mind. Make it clear whether this figure includes or excludes VAT. The same can apply for flooring, tiling, kitchen & utility, stairs, etc.

- I'm not a fan of a detailed electrical spec, because I think a client really needs to walk around on site to decide where they want stuff. So it can be more useful to tell a contractor to allow a provisional sum of say €8000 for electrical works, then you can compare different quotes.

kkelliher

kieranhr wrote: »

- PC sums are very useful, say where you may not know exactly what sanitaryware you want yet, but you have a rough budget of €5000 in mind. Make it clear whether this figure includes or excludes VAT. The same can apply for flooring, tiling, kitchen & utility, stairs, etc.

In relation to the PC Sums make sure you think about what you are requesting. An example: If you have a PC SUM for the supply of tiles at €1,000. You sign a contract with a builder and when it comes to tiling you supply porcelain tiles. Builder turns around and says he had only allowed for the fitting of ceramic tiles as this was a cheaper option. All of a sudden your have an unnecessary discussion and possible variation. Also make sure that for the likes of tiles, you only have a PC SUM for the supply of the tile. Contractor should include in his price for adhesives, grouts etc etc and the same for any other material that you provide. Also make sure that you stated that MCD is excluded (New updated RIAI form of contract has excluded for this but the older versions are still going around) and contractor should include for it himself.

- I'm not a fan of a detailed electrical spec, because I think a client really needs to walk around on site to decide where they want stuff. So it can be more useful to tell a contractor to allow a provisional sum of say €8000 for electrical works, then you can compare different quotes.

From a contractual perspective I have to disagree with this. Allowance should be made for the maximum number of sockets, switches etc that will be required and this should be priced directly in advance. The client can easily change locations etc without any additional cost onsite. If you provisional the likes of this item you are leaving a large amount of cost open to interpretation and also leaving it out of a competitive tender situation. The builder / electrician will not be under any tendering pressure when pricing this element of works. Clients should be forced to examine this element like all others in order tp fully understand the completed works prior to tender in order to better protect them financially through the process.