Construction detail - look ok?

Xcellor

Im in the process of hiring an engineer for extension but I've asked for some quotes. I got one back detailing construction.

I'm attaching it. Is there anything that I should query before sending onto engineer?

BryanF

Not very clear Who wrote the attached spec?

Xcellor

BryanF wrote: »

Not very clear Who wrote the attached spec?

Sorry my OP was unclear.

I have asked a few builders to quote for an extension with some floor plans that I've done.

The attached PDF was what one builder came back with.

This is the first detailed quote I've gotten so I've nothing really to compare with...

sydthebeat

the wall construction spec AND roof spec are terrible.... to the point of being dangerous.

that builder shouldnt be allowed to specify any work if they are showing such a marked ignorance of building physics

Xcellor

sydthebeat wrote: »

the wall construction spec AND roof spec are terrible.... to the point of being dangerous.

that builder shouldnt be allowed to specify any work if they are showing such a marked ignorance of building physics

Thanks. Hence the reason I want an engineer involved to give these types of inputs and be present during the build.

Out of interest what is wrong with the wall spec and roof spec?

sydthebeat

Xcellor wrote: »

Thanks. Hence the reason I want an engineer involved to give these types of inputs and be present during the build.

Out of interest what is wrong with the wall spec and roof spec?

dividing the insulation into two planes in both specs....

when you do that you risk the build up of condensate (moisture) in areas which are not vented ie behind the internal drylining, and within the roof structure.

its actually crazy that he would split the roof insulation into two planes of almost equal measure, and keep them 175 mm apart.

these are specifications purely with ease of build in mind

Bonzo Delaney

Was it not up to your architect to give a detailed spec with the plans .
How else would you know whose pricing what.

Xcellor

Bonzo Delaney wrote: »

Was it not up to your architect to give a detailed spec with the plans .
How else would you know whose pricing what.

I don't have an architect. Its a planning exempt construction. So I'm getting the engineer to do the construction drawings and specify materials.

But the builder came back with the following so was just wondering what people thought of the builders proposal

rayjdav

YOU need to specify the build up otherwise each builder will come back with their own preferred method and you cannot compare like for like.

Wait for your engineers spec and then send out otherwise it really is a wasted exercise. Builders will not price small works twice and you can't blame them either.

Xcellor

rayjdav wrote: »

YOU need to specify the build up otherwise each builder will come back with their own preferred method and you cannot compare like for like.

Wait for your engineers spec and then send out otherwise it really is a wasted exercise. Builders will not price small works twice and you can't blame them either.

Yeah I understand this now. This is the feedback a couple of builders have given me so just trying to line up an engineer now

Xcellor

Just received a quote of over 8,000 euro for an engineer to do construction drawings and visits and issue a cert of compliance.

This is for a 40 square meter planning exempt construction.

Does that sound reasonable?

BryanF

What’s the expected contract value?

Xcellor

BryanF wrote: »

What’s the expected contract value?

Well the quotes from builders has been 50-80 the upper being turn key the lower builders finish.

BryanF

So fees are circa 10% of build costs?
And the engineer is carrying out the role of an architect aswell? Ie all details for building reg compliance: tgd parts A to M (as opposed to just Tgd A)?
What works are being done apart from Extension?

Drains
Knock big opening/structure for same
Big windows?
Any thing else?

Xcellor

BryanF wrote: »

So fees are circa 10% of build costs?
And the engineer is carrying out the role of an architect aswell? Ie all details for building reg compliance: tgd parts A to M (as opposed to just Tgd A)?
What works are being done apart from Extension?

Drains
Knock big opening/structure for same
Big windows?
Any thing else?

It's a very straightforward build. Drains staying in place.

Part of back wall has to come out so rsj needed. Standard windows and doors.

He didn't mention what level of compliance.

It's significantly more than I expected tbh.

I'm going to get some more quotes by way of comparison.