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House Extension

ram1

Hi,

I need some suggestion.I am planning to get house extension in rear garden 40 sqm and getting different quotes from builder.Got the quote starting from 42k and max 125k.

Can anyone pls recommend builder or contractor based on personal experience max budget is 60k. The minimum 42k quote ,that contractor did good work in my friends house but he is very busy until next year.Wanted to see if someone is having good experience with local contractor with similar quote.

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Gumbo

https://www.boards.ie/discussion/2058421780/house-extension

you ain’t getting a 40 Sq. M extension finished for €60k unfortunately.

ram1

Hi Gumbo,Thanks a mil for your reply. As I said I am getting different quotes and received quote of 42k from builder recommended by my friend.Company did good work in his house but unfortunately they are very busy until next year.So checking if someone has good experience similar to this quote or little higher.

10-10-20

https://www.boards.ie/discussion/comment/123715033#Comment_123715033

…and if you do it will be cavity block with a very poor flat roof and a builder's finish.

muffler

https://www.boards.ie/discussion/2058421780/house-extension

It appears you aren't doing things in the correct order as you haven't got an architect yet.

Any quotes you have would be questionable seeing as you dont even have plans drawn up for the proposal.

ram1

Hi @muffler - Thats correct but the quote I am getting based on description I am sharing,and it includes everything all work from registered electrician,Plumbing etc

Penn

https://www.boards.ie/discussion/comment/123715487#Comment_123715487

Sorry, but not that size for 42k, and especially not if he's not going to be able to do it until next year (by which time materials and costs will likely have risen further). Not to any degree of acceptable, compliant standards. Materials alone would take up a huge chunk of that, never mind labour costs.

Have a look at the SCSI House Rebuild Calculator below, which gives average costs for rebuilding/insuring. It's generally a decent indicator on construction costs for extensions too. These are the average costs per sq.m from 2024 (and therefore are probably around 8% lower than what you'd pay today). Depending on where you are (ie. Dublin prices would be higher, rural prices lower), at best you should be allowing for €2,500 per sq.m, which for a 40sq.m extension would mean 100k.

You may be able to drop some of that if you're just getting a builder's finish, doing some work yourself or with your own family members etc, but you are not dropping that to 42k (barely over 1k per sq.m). I would be hugely concerned about what the builder's proposed spec is and what isn't included in his price which he'd suddenly drop on you halfway through the build.

muffler

https://www.boards.ie/discussion/comment/123715487#Comment_123715487

Penn has explained it nicely. I think you're in Dublin where building costs are the most expensive in the country. I'm in Donegal where prices would probably be 20% or more cheaper than the Dublin prices and I can tell you that extension costs here are close on 2000 Euro per square metre.I

We are just trying to keep you right with the posts.

ram1

Absolutely,that makes sense.The company asking for 42k ,I am very much sure they are reliable as I saw their work :) and of course as you said the quality of materials might differe but not extensively they are building as per regulations and also providing certificates etc.all registered.

The only concern is their availability and I am sure even though prices are 2500 in dublin still there are many contractor in market charging less than this.I have found someone with 1800 sqm but don't have reference for yhat.Most likely the labour cost difference.Thats why checking if anyone used reliable and within this budget will be helpful to know but I appreciate your response.

Penn

You say you saw their work; was it the same type of work as what you're asking them to price for (an extension)? If so, what was the rate per sq.m they charged your friend? Did you friend have an architect/engineer/surveyor involved for design, specification and certification?

Being very honest with you, the contractor's availability would be the very least of my concerns if he's charging around €1,100 per sq.m for standard compliant construction in Dublin. Unless it's some sort of modular prefab pod he's going for (in which case I have to admit, I have no idea on the types of prices for same), I'd be very wary.

ram1

Yes they are insured and registered got certificate for plumbing,electrician etc except certificate of compliance need to be taken from architect and yes architect was involved.

salmocab

42k is just far too low. Builder won’t be in business next year if that’s his price for proper work. Subbies alone for electrical and plumbing will easily eat half of that