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Self build costs v builder costs

  • 25-01-2025 11:25PM
    #1
    mustela
    Registered Users, Registered Users 2 Posts: 20 ✭


    Hi all


    We are toying with the idea of putting an extension on the house. It is only an idea at the minute but I’m looking for advice to get an idea of costs.

    I have an idea of what we want (no drawings yet) and have been loosely researching construction & trade costs and talking to trades that we know for rough estimates but this would mean we would be the builders / contract managers and recruiting trades ourselves. A friend of herself tried this and he has had awful trouble due to some trades which has pushed there finish date out and eaten in to their budget.

    The alternative is to get a builder to do everything. The thing is, the builders we have spoken to, again, very casually as no drawings or plan, by my calculations seem to be far more expensive. I understand the builder must make money but what way do they charge it?


    Do they put a percentage mark up on the trades work? For example if blocklayers wanted 20k do they put 2k on for themselves? So block work total is 22k?


    do they charge a fee for “managing” the project? A friend of mine told me of a builder who charges €1500 a week to manage each job he’s doing despite actually not doing any of the work. He would have 2/3/4 jobs on go at anytime.

    After all the above , do they still add a percentage on to the project for profit? My friend said this could be as high as 20%?



Comments

  • #2
    DOCARCH
    Moderators, Home & Garden Moderators, Science, Health & Environment Moderators Posts: 19,043 Mod ✭✭✭✭DOCARCH


    I am not really sure any builder is making 20% profit these days? Maybe they are (and I just hear the poor mouth! 😂).

    Problem with self-build is you may not know the real/actual cost until its all done.

    I have been involved in a couple of self-builds (as an architect) and I certainaly know, in at least one case, when the client totted up all the costs at the end of the job, it ended up costing more than if they had gone to tender and appointed a building contrcator (and then there was the hassle/time factor on top of that).

    Building contractors would typically have some sort (even loose) rates agreed with their various trades/subcontractors and suppliers. Rates which a self-builder may not get. And, building contractors are typically more able to line up their trades/subcontractors when required (as they would have an ongoing relationship with them).

    You also have to factor in time with a self-build - your time organising/managing all the various trades/subcontractors and the inevitable down time between. Self-builds usually take quite a bit longer.

    My tuppence worth….



  • #3
    Idbatterim
    Registered Users, Registered Users 2 Posts: 18,447 ✭✭✭✭Idbatterim


    IS it just a ground floor extension or two floor extension? You could get a garden room built or craned in. Way less hassle, cheaper and has a number of advantages. Just depends on what your needs are...



  • #4
    scwazrh
    Registered Users, Registered Users 2 Posts: 2,871 ✭✭✭scwazrh


    Self building unless you have basic knowledge of construction and experience with trades will always be more expensive and time consuming than employing a reputable builder on a fixed price.



  • #5
    the_pen_turner
    Registered Users, Registered Users 2 Posts: 7,683 ✭✭✭the_pen_turner


    ''do they charge a fee for “managing” the project? A friend of mine told me of a builder who charges €1500 a week to manage each job he’s doing despite actually not doing any of the work. He would have 2/3/4 jobs on go at anytime.''

    this is exactly the problem. people think he is doing no work for that money. he mightnt be laying the blocks or putting on the roof ect but he is doing all the behind the scenes stuff. organising materials, trades, skips , talking to cutomers, engineers , suppliers etc. there is so much work organising stuff that customers dont see



  • #6
    mustela
    Registered Users, Registered Users 2 Posts: 20 ✭mustela


    https://www.boards.ie/discussion/comment/123100681#Comment_123100681

    For the record, I appreciate that side of things and have no problem with it. I am just curious as to the current rate to get an idea on things.



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  • #7
    mustela
    Registered Users, Registered Users 2 Posts: 20 ✭mustela


    Yeah that’s what I was thinking.

    It’s just when crunching numbers and then trying to squeeze as much as I can from what money we have and that will be available to us.



  • #8
    mustela
    Registered Users, Registered Users 2 Posts: 20 ✭mustela


    https://www.boards.ie/discussion/comment/123100176#Comment_123100176

    Oh maybe they aren’t then? What would they be making?

    I was thinking that. It sounds easy to do 😂 but obviously not!

    Thanks for input



  • #9
    the_pen_turner
    Registered Users, Registered Users 2 Posts: 7,683 ✭✭✭the_pen_turner


    https://www.boards.ie/discussion/comment/123102168#Comment_123102168

    sorry. thats wasnt really aimed at you . more of a general observation. i have been involved with a few self builds and loads with builders and most of the issues iv encountered have been on the self builds. far too many self builders see the savings but ignore all the work you have to do to make those savings. not once have i seen a self build ready when you turn up. materials are wrong , not enough, wrong place ect. scaffold wrong, trade before you finished ect.



  • #10
    Crowley87
    Registered Users, Registered Users 2 Posts: 13 ✭Crowley87


    I am currently awaiting planning approval on an extension and am ready to go out to tender once approved. I am construction myself but I am based abroad so I cant manage the build. I am undecided whether to hire a builder and let him take care of everything or hire the trades myself and hire a PM to oversee it. has anyone had experience doing it this way?



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