cost of plumbing new house

aido79

I have just received a quote of around €18,000 to plumb a 4 bedroom house in cavan which includes all labour and materials.I had no idea how much it was going to cost but this seems expensive to me. The house is over 3 floors including an attic conversion. It has a downstairs toilet, 2 ensuites and a main bathroom. We are installing a 3 zone gas boiler for heating. There will be a pump shower in each en suite and an electric shower and bath in the main bathroom. I am going to get another plumber to quote the job so I can compare the 2 prices. Am I right in thinking that I can get it done for less?( I know it would be hard to put a figure on it without actually seeing the house)

Dtp1979

aido79 wrote: »

I have just received a quote of around €18,000 to plumb a 4 bedroom house in cavan which includes all labour and materials.I had no idea how much it was going to cost but this seems expensive to me. The house is over 3 floors including an attic conversion. It has a downstairs toilet, 2 ensuites and a main bathroom. We are installing a 3 zone gas boiler for heating. There will be a pump shower in each en suite and an electric shower and bath in the main bathroom. I am going to get another plumber to quote the job so I can compare the 2 prices. Am I right in thinking that I can get it done for less?( I know it would be hard to put a figure on it without actually seeing the house)

No matter what quote you get, there will always be somebody around the corner to do it cheaper. 18k seems about right. Does that figure include the showers by any chance?

K.Flyer

When you say materials, does it include sanitary ware, baths, showers, taps etc etc?

aido79

The quote includes everything including shower trays, screens, taps etc.

richieburke01

Sounds right
Beware of cheaper it don't mean better

Dtp1979

aido79 wrote: »

The quote includes everything including shower trays, screens, taps etc.

Oh, then 18k sounds a bit cheap to be honest

aido79

Dtp1979 wrote: »

Oh, then 18k sounds a bit cheap to be honest

The plumber is my friends brother in law so maybe he is doing it at a reasonable price because he knows me. As I said before I had no idea of the cost involved so maybe 18k is a fair quote. Cheers.

Dtp1979

aido79 wrote: »

The plumber is my friends brother in law so maybe he is doing it at a reasonable price because he knows me. As I said before I had no idea of the cost involved so maybe 18k is a fair quote. Cheers.

I doubt he's doing you a favour. Is he a registered gas installer by the way?
The price of 4 bathroom suites would be quite costly. That's why I'm thinkin 18 is a bit low

gifted

Do a count of what you need eg. Number of rads, number of toilet bowls, wash hand basins , copper cylinder, taps, showers, pumps etc etc and go into plumbing suppliers And ask them for a price. Might be cheaper to supply the material to the plumber than getting him to supply it.

kerryplumber

gifted wrote: »

Do a count of what you need eg. Number of rads, number of toilet bowls, wash hand basins , copper cylinder, taps, showers, pumps etc etc and go into plumbing suppliers And ask them for a price. Might be cheaper to supply the material to the plumber than getting him to supply it.

Its not really that simple. Does the op know what size rads, what size and type of cylinder, etc etc etc.
It makes me laugh when you give someone a price and its a case of :eek: your screwing me over, then they go to plumbing supply shop, drop about 300 euro and leave with a carry bag quarter full of stuff........... hey guess what........ we're not screwing u over.
Op... 18k would be a competitive price, maybe a bit on the cheap side.

aido79

kerryplumber wrote: »

Its not really that simple. Does the op know what size rads, what size and type of cylinder, etc etc etc.
It makes me laugh when you give someone a price and its a case of :eek: your screwing me over, then they go to plumbing supply shop, drop about 300 euro and leave with a carry bag quarter full of stuff........... hey guess what........ we're not screwing u over.
Op... 18k would be a competitive price, maybe a bit on the cheap side.

You're right i wouldn't have a clue of what gear would be needed to plumb the house so there would be no point in me supplying the stuff unless the plumber gave an exact list of what would be needed. I'm going to get another quote but am not really expecting it to be much lower after seeing the replies here. Thanks

aido79

Dtp1979 wrote: »

I doubt he's doing you a favour. Is he a registered gas installer by the way?
The price of 4 bathroom suites would be quite costly. That's why I'm thinkin 18 is a bit low

Yes he is a registered gas installer.
It wouldn't be 4 full bathroom suites. The downstairs toilet is under the stairs so its just a toilet and sink. He said to allow 3000 euro for 4 bathroom suites, shower doors valves and electric shower.

JohnnieK

No mention of solar or other renewable's, these would be needed to satisfy part L of the regs if a new build.

aido79

JohnnieK wrote: »

No mention of solar or other renewable's, these would be needed to satisfy part L of the regs if a new build.

The house was built 7 years ago and is only being finished now. Is it still classed as a new build?

JohnnieK

aido79 wrote: »

The house was built 7 years ago and is only being finished now. Is it still classed as a new build?

What ever the regulations were in place at the time i think. Your architect will know.

aido79

JohnnieK wrote: »

What ever the regulations were in place at the time i think. Your architect will know.

Wasn't intending to use an architect. The house is ready for first fixing plumbing and electrical. As far as I can see part L only came in in 2011 so it shouldn't affect my house.

Groundsource

aido79 wrote: »

I have just received a quote of around €18,000 to plumb a 4 bedroom house in cavan

Does that include VAT?

jimmy180sx

aido79 wrote: »

Wasn't intending to use an architect. The house is ready for first fixing plumbing and electrical. As far as I can see part L only came in in 2011 so it shouldn't affect my house.

You'll probably find that there is a transitional period for compliance with current part L regs. Like if substantial works aren't complete by a certain date then the new regs would kick in.

At a minimum you should install a twin coil cylinder, and route the solar flow & return pipe from the roof space to the cylinder location. Thats what i did when building my own. I also put up the brackets for the panel. Just need the panels, solar controller/pump station for complete install

aido79

Groundsource wrote: »

Does that include VAT?

Yeah

aido79

jimmy180sx wrote: »

You'll probably find that there is a transitional period for compliance with current part L regs. Like if substantial works aren't complete by a certain date then the new regs would kick in.

At a minimum you should install a twin coil cylinder, and route the solar flow & return pipe from the roof space to the cylinder location. Thats what i did when building my own. I also put up the brackets for the panel. Just need the panels, solar controller/pump station for complete install

I'm putting in a twin coil cylinder but I'm afraid you lost me after that...

I'll ask the plumber and builder and see what they think.

JohnnieK

aido79 wrote: »

Wasn't intending to use an architect. The house is ready for first fixing plumbing and electrical. As far as I can see part L only came in in 2011 so it shouldn't affect my house.

How is the building going to be signed off with out one?

aido79

JohnnieK wrote: »

How is the building going to be signed off with out one?

Wasn't aware I needed one. The house is already built so don't really see why I would need one. Maybe something else I need to look into..

JohnnieK

aido79 wrote: »

Wasn't aware I needed one. The house is already built so don't really see why I would need one. Maybe something else I need to look into..

I could be wrong.

aido79

JohnnieK wrote: »

I could be wrong.

So could I:)

Groundsource

aido79 wrote: »

So could I:)

You would need a sign off if drawing down a mortgage on it to ensure compliance with regs. Not sure its necessary if no mortgage.

893bet

Groundsource wrote: »

You would need a sign off if drawing down a mortgage on it to ensure compliance with regs. Not sure its necessary if no mortgage.

If the house is ever to be sold/remorgaged or similar then it will be needed.

If you are gonna drop 18K on plumbing then dont cheap out and neglect professional advice also.

Groundsource

893bet wrote: »

If you are gonna drop 18K on plumbing then dont cheap out and neglect professional advice also.

Correct but It may be a little to late. Engineering sign off's need to start at the foundations. It cannot retrospectively be signed off on without having been inspected at the time.

aido79

I've been in touch with an architect to arrange the necessary paperwork and the engineering was signed off on the foundations when they went in. This thread has gone way off topic:rolleyes:

Groundsource

aido79 wrote: »

I've been in touch with an architect to arrange the necessary paperwork and the engineering was signed off on the foundations when they went in. This thread has gone way off topic:rolleyes:

Agreed, looks like interest in your initial question has been flushed down the pan (excuse the pun)

Guy:Incognito

At what stage does a new build become a 2014 house or a 2007 house? As in if the foundations were poured in 07 then nothing till now, is it a 2007 build? A couple of walls?

thesteve

Guy:Incognito wrote: »

At what stage does a new build become a 2014 house or a 2007 house? As in if the foundations were poured in 07 then nothing till now, is it a 2007 build? A couple of walls?

As long as most of the external work was done during the planning permission period, the county councils are fine with it.