House Extension - advice please.

MizMix

Hi,

Currently looking at putting an offer on a house which needs a lot of modernization and an extension of approx 60 square metres (it is currently about 120 square metres). The entire house would need to be replumbed, solid floors put in, walls knocked, refloored etc, insulation improved (currently an F! So would be aiming for B3 if possible?!)

The house will probably go for 190k. Sounds crazy but it's an a very highly sought after area (looking at property register houses still go for decent amount, although 50% of what they would have gone for years back).

This leaves us with a budget of just 72k for architect fees and house finished. Projected savings to be approx 18k in next 6 months which we would use for kitchen and main bathroom (don't mind not having top of the range as we have a young family so will probably stay conservative and upgrade these in 10 years time). If we save less then we have a cheaper kitchen!

Does this sound at all crazy? No experience of building etc so go easy on me if I'm way off the ball.

In Louth. We were looking at going with a respected architect (as we think this build needs an architect to do something really good with it) and it should stand to us in terms of value. But we know some really good tradespeople that we would want to use if possible- we don't want to loose bargaining power by using the architects suppliers for everything.

DOCARCH

MizMix wrote: »

This leaves us with a budget of just 72k for architect fees and house finished.

Does this sound at all crazy?

Yes is probably the answer!

You'd be (very) lucky to get your 60 m.sq. extension (bearing in mind that has to be built in compliance with Part L 2011) built for your E72K (all in, including arch fees). Also bear in mind that planning permission will be required.

MizMix

Mmm thought so- the EA was trying to say 50k would be loads but then again he is a salesman!!! The husband is a qualified carpenter (out of that game a good few years now) but would be able to do floors, skirting boards etc but still that's not going to be a huge saving. We wouldn't need every room totally finished- e.g. could survive without ensuite til we could buy everything for it in cash, 3rd bedroom wouldn't need to be complete as we only have the one child.

Do you have a ballpark figure as to what it could cost (approx- I know it depends on so many things)

malibu4u

MizMix wrote: »

This leaves us with a budget of just 72k for architect fees and house finished. Projected savings to be approx 18k in next 6 months which we would use for kitchen and main bathroom (don't mind not having top of the range as we have young kids so will probably stay conservative and upgrade these in 10 years time). If we save less then we have a cheaper kitchen!

shop around and bargain hard and you will get it for that. Remember that some people in the construction industry think they can still charge 200 or 300 euro a day, but there are other qualified people who will work for less than 100 a day because if they do not, they will starve.

BryanF

an extension 40m2 might be more realistic for 72k a good arch may knock the space requirement with clever use of space

MizMix

Thanks, looking at finances we may be able to stretch to 85k and we may not need 60 metres sq

bhamsteve

You can pick up a perfectly good second hand kitchen for around €1000, which would allow you to put more towards the extension.

http://www.donedeal.ie/for-sale/kitchen/4912661

http://www.donedeal.ie/for-sale/kitchen/4912182

http://www.donedeal.ie/for-sale/kitchen/4910893

If you don't like the look of wooden units a few coats of paint would have them looking great.

MizMix

Thanks bhamsteve- we'd definitely do this or a showroom floor model if we got a good enough deal.

bhamsteve

MizMix wrote: »

Thanks bhamsteve- we'd definitely do this or a showroom floor model if we got a good enough deal.

We did the same, picked up a second hand kitchen and re-painted it. It looks great and cost us very little. I'm sure your hubby would do a better job of fitting it than my amateur effort.

ronos26

wishful thinking but if you project manage it yourself ya might be able to do it

alibaba2

MizMix wrote: »

Hi,

We were looking at going with a respected architect (as we think this build needs an architect to do something really good with it) and it should stand to us in terms of value. But we know some really good tradespeople that we would want to use if possible- we don't want to loose bargaining power by using the architects suppliers for everything.

using an architect will give you a better design and save you money in the long run.
any decent architect will have contractors and suppliers that they have used and know are competent - but they are working on your behalf and if you have a preferred supplier or tradesperson then thats your call & the architect will work within the brief you give them while also ensuring you are getting good value for money.