Advice on House Refurbishment/Extension

stuka

Hi,

If there's anyone here who could give some advice I'd appreciate it.

Me and my wife bought a 1930's semi d in Dublin (130sq m) in Jnaury with the purchase closing in June (messy probate). Structurally sound, but needed, in short, re-wiring, GFCH, re-plumbing and some work on the roof (not replacing but repairing). We also planned to put a single storey extension on the back of c 40m2, covert garage to home office and put in a utility room.

Surveyor and architect said budget of c 130k including VAT & PCs would be in the ball park of our spec.

We went to tender in July. Our quotes from tenders came in at 205k to 240k including VAT but excluding PCs. Even skimping on stuff brought cheapest quote down to 140k plus VAT and PCs. this quote was to first fix only on two rooms, minimum electric work and was an estimate only. PCs are replacement windows, flooring for extension, sanitary ware for new bathroom and down stairs toilet etc..

We have been speaking with someone about doing a self build. Is there much saving to be had going this way and does the stress of it all outweigh the benefits.

also, were we way off kilter in thinking we could get this work done for 130k??

We have two kids and a third on the way in 7 weeks. We've been messing around between architects (who we actually like) and contractors since April and we are utterly frustrated and disheartened by the whole experience to the extent that we feel like putting the house back on the market and taking the hit of losing our tracker mortgage!

thanks for any help.

DOCARCH

Mod Note: Hi stuka. I moved your post into the 'mainstream' as it would probably have been passed by where you posted originally.

First things first....

stuka wrote: »

We've been messing around between architects (who we actually like) and contractors since April and we are utterly frustrated and disheartened by the whole experience...

Why the messing about with architects? You need to/should appoint an (i.e.) one architect and then move on from there.

stuka

DOCARCH wrote: »

Mod Note: Hi stuka. I moved your post into the 'mainstream' as it would probably have been passed by where you posted originally.

First things first....



Why the messing about with architects? You need to/should appoint an (i.e.) one architect and then move on from there.

It was one architect from the start

BryanF

stuka wrote: »

Hi,

If there's anyone here who could give some advice I'd appreciate it.

Me and my wife bought a 1930's semi d in Dublin (130sq m) in Jnaury with the purchase closing in June (messy probate). Structurally sound, but needed, in short, re-wiring, GFCH, re-plumbing and some work on the roof (not replacing but repairing). We also planned to put a single storey extension on the back of c 40m2, covert garage to home office and put in a utility room.

Surveyor and architect said budget of c 130k including VAT & PCs would be in the ball park of our spec.

We went to tender in July.
1. Our quotes from tenders came in at 205k to 240k including VAT but excluding PCs. Even skimping on stuff brought cheapest quote down to 140k plus VAT and PCs. this quote was to first fix only on two rooms, minimum electric work and was an estimate only. PCs are replacement windows, flooring for extension, sanitary ware for new bathroom and down stairs toilet etc..

2. We have been speaking with someone about doing a self build.

3. Is there much saving to be had going this way and does the stress of it all outweigh the benefits.

4. also, were we way off kilter in thinking we could get this work done for 130k??

We have two kids and a third on the way in 7 weeks.
5. We've been messing around between architects (who we actually like) and contractors since April and we are utterly frustrated and disheartened by the whole experience to the extent that we feel like putting the house back on the market and taking the hit of losing our tracker mortgage!

thanks for any help.

1. 130m2 Reno + 40m2 ext + garage & utility. hell yes 200k + in cork never mind Dublin
2. 2 kids and 1 on the way.. Are you going to be living in this house while work goes on? Who's going to 80hrs a week between work and project management while the other minds the family?
3. Refer to '2'
4. Yes
5. get a qs

stuka

thanks