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Extension - are we dreaming?

135678

Comments

  • #102
    Poor Uncle Tom
    Registered Users, Registered Users 2 Posts: 14,546 ✭✭✭✭Poor Uncle Tom


    smelly sock wrote: »
    Hello,

    Any help on the below would be great. I'm starting to save and budget for an extension. I know people in the window trade and would be happy enough to get brother and cousin in to do flooring etc. I also know a plumber.

    64sq metre extension. Structural work only. Will be looking after wiring , Windows , flooring and kitchen myself.

    It's a 2 story extension to an existing 3 bed semi detached. 32 square metres being added to ground floor. This will consist of 1 room which will be an extra living room. The kitchen will also be extended. The top floor of the exention will be a bedroom with ensuite bathroom.

    For the structural work + insulation I'm hoping for a budget of around 30-35,000 euro.

    Can this be done?

    Secondly If I were toget extension done with builders finish how much extra would this cost?

    Any helo would be great.

    I'm in the north kildare area.

    We don't know anything about your existing type of construction, site conditions, etc., to be able to comment accurately, but I would hazard a guess that you would need more like €55k than €35k to do the works properly.

    As focus_mad said you will also need planning permission.


  • #103
    chessbase
    Closed Accounts Posts: 5 ✭chessbase


    Hi all
    Just a quick enquiry. I live in tipperary and I am looking to build a single story extension to the rear of my 3 bed room semi. I will need to block up my existing utility window, but I can use the opening where my existing patio doors are as an entry into the new extension. I also want to knock down the existing timber stud partition wall between my kitchen and utility.
    Have a seen a house similar to mine and the extension they put on. However they built extension in height of the building boom, so hoping building costs have fallen.
    Can anyone give me a guideline on how much this might cost. Neither I or my partner are from a building background so we will need someone who can take over and complete it from beginning to end. We could just about manage flooring, and painting and thats about it!
    Also, If I alredy have very clear ideas of what I want, do I really need an architect. Would a quantity surveyor be able to do the plans detailed enough, and perhaps keep things on budget.
    I know I ask alot of questions, so thanks in advance:-)


  • #104
    archtech
    Registered Users, Registered Users 2 Posts: 1,046 ✭✭✭archtech


    chessbase wrote: »
    Hi all
    Just a quick enquiry. I live in tipperary and I am looking to build a single story extension to the rear of my 3 bed room semi. I will need to block up my existing utility window, but I can use the opening where my existing patio doors are as an entry into the new extension. I also want to knock down the existing timber stud partition wall between my kitchen and utility.
    Have a seen a house similar to mine and the extension they put on. However they built extension in height of the building boom, so hoping building costs have fallen.
    Can anyone give me a guideline on how much this might cost. Neither I or my partner are from a building background so we will need someone who can take over and complete it from beginning to end. We could just about manage flooring, and painting and thats about it!
    Also, If I alredy have very clear ideas of what I want, do I really need an architect. Would a quantity surveyor be able to do the plans detailed enough, and perhaps keep things on budget.
    I know I ask alot of questions, so thanks in advance:-)

    Its hard to determine without knowing the size of the extension and what's it going to be used for. I would recommend that you should engage an Architectural Technologist/Technician or architect to prepare the drawings.


  • #105
    Poor Uncle Tom
    Registered Users, Registered Users 2 Posts: 14,546 ✭✭✭✭Poor Uncle Tom


    archtech wrote: »
    Its hard to determine without knowing the size of the extension and what's it going to be used for. I would recommend that you should engage an Architectural Technologist/Technician or architect to prepare the drawings.
    +1 to this....

    That's bread and butter work designing the different elements, connections, detailing to building regs, etc.


  • #106
    chessbase
    Closed Accounts Posts: 5 ✭chessbase


    Thanks Arch Tech and poor uncle tom. I asked because i dont really know the difference. Alot of people have told me a Quantity surveyor can do plans too, but I dont want to hire a QS if it is really an architect I need. What is difference between Architect technician and architect?
    The purpose of the extension is as a play room, with a downstairs toilet and utility room to the rear.
    Any ideas of price guys? My sister built an amazing house at 78 per sq foot. The size I hope to build is 30 sq meter or 322 sq foot.


  • #107
    archtech
    Registered Users, Registered Users 2 Posts: 1,046 ✭✭✭archtech


    chessbase wrote: »
    Thanks Arch Tech and poor uncle tom. I asked because i dont really know the difference. Alot of people have told me a Quantity surveyor can do plans too, but I dont want to hire a QS if it is really an architect I need. What is difference between Architect technician and architect?
    The purpose of the extension is as a play room, with a downstairs toilet and utility room to the rear.
    Any ideas of price guys? My sister built an amazing house at 78 per sq foot. The size I hope to build is 30 sq meter or 322 sq foot.
    Around Clonmel typically that size of extension to a semi d is costing 100€/sq foot allowing for some minimal alterations to the existing including painting but not floor finishes, assuming its fairly typical construction. Either professional would be good for the job make sure whoever you engage has PI insurance.


  • #108
    chessbase
    Closed Accounts Posts: 5 ✭chessbase


    Thanks Arch tech. Wow, was hoping it would be less:(. How come extending costs more than new build? I totally understand if it was a renovation project as you could unearth some major problems but surely adding on an extension would be rather easy. Although I must, as much as i hate to, plead ignorance when it comes to these kinda issues. I am one of those old style girls who just about knows the differance between a flat head and a Phillips head screwdriver. And thats only from watching Handy Manny with my kids:D


  • #109
    archtech
    Registered Users, Registered Users 2 Posts: 1,046 ✭✭✭archtech


    chessbase wrote: »
    Thanks Arch tech. Wow, was hoping it would be less:(. How come extending costs more than new build? I totally understand if it was a renovation project as you could unearth some major problems but surely adding on an extension would be rather easy. Although I must, as much as i hate to, plead ignorance when it comes to these kinda issues. I am one of those old style girls who just about knows the differance between a flat head and a Phillips head screwdriver. And thats only from watching Handy Manny with my kids:D
    Extensions by their very nature have hidden costs that add that bit extra to the price. Moving a drain or something. Also you have to bear in mind very often materials require more manual handling and are bought in smaller quantities which means they work out a little more expensive . 100€/sq foot is only a general guide individual sites and proposals will determined the actual price


  • #110
    BrianHal
    Registered Users Posts: 194 ✭✭BrianHal


    Hello,

    I'm looking to build a sunroom/playroom extension to the back of my three-bed semi and was looking for opinions on prices. Area is about 120sq/ft, remove current east facing external sliding door, north half all wall (no windows etc), south half with your usual sunroom windows/double doors etc. I also wanted two skylights, not necessarily velux as they dont need to open.

    I will do the timber flooring & skirting myself.

    Optional, considering underfloor heating in sunroom connecting to my standard gas central heating. Depending on cost.

    Can anyone give me rough €/sq ft pricing for this and any extra costs from what I have listed... eg. underfloor extra etc.

    Thanks in advance.


  • #111
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,141 Mod ✭✭✭✭BryanF


    BrianHal wrote: »
    Hello,

    I'm looking to build a sunroom/playroom extension to the back of my three-bed semi and was looking for opinions on prices. Area is about 120sq/ft, remove current east facing external sliding door, north half all wall (no windows etc), south half with your usual sunroom windows/double doors etc. I also wanted two skylights, not necessarily velux as they dont need to open.

    I will do the timber flooring & skirting myself.

    Optional, considering underfloor heating in sunroom connecting to my standard gas central heating. Depending on cost.

    Can anyone give me rough €/sq ft pricing for this and any extra costs from what I have listed... eg. underfloor extra etc.

    Thanks in advance.
    spend your money on windows, walls, floor & roof rather than on UFH. cost could be circa 1000m2 depending on chosen wall and roof type, structural spans, finishing specification (from tiles to furniture), ground conditions, access etc.. where this type of living/dinning/kitchen extension is proposed I recommend you spend carefully on windows and building fabric as its essentially creating a larger living area that will need to be heated for regular use. if this is a sunroom, i presume its south facing? are roof lights necessary?


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  • #112
    BrianHal
    Registered Users Posts: 194 ✭✭BrianHal


    Thanks for replying BryanF. The back wall of my house is E/SE facing.

    This "sunroom" would be 13ft x 9ft approx, have the north-ish half (13x4) solid wall and the south-ish half (13x5) mainly windows with maybe 50cm high wall at the bottom and a double door.

    I was going to put the floor containing 60mm Thermafloor insulation. The walls would be 100mm block with the cavity filled with that beaded wall insulation stuff. The rest of the house already has it. For the roof, I was going to have a steel bean at ridge with rafters with 150mm rafterlock fireproof insulation with min 75mm ventilation gap to the breathable roofing felt. (I know a QS who has advised me, these names and numbers didn't just fall from the head).

    Could you advise on window insulation and anything which you may see missing from what I've listed?

    Oh, and the cost you mentioned above, was that e1,000/sq.m, ya?


  • #113
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,141 Mod ✭✭✭✭BryanF


    BrianHal wrote: »
    Thanks for replying BryanF. The back wall of my house is E/SE facing.

    This "sunroom" would be 13ft x 9ft approx, have the north-ish half (13x4) solid wall and the south-ish half (13x5) mainly windows with maybe 50cm high wall at the bottom and a double door.

    I was going to put the floor containing 60mm Thermafloor insulation. The walls would be 100mm block with the cavity filled with that beaded wall insulation stuff. The rest of the house already has it. For the roof, I was going to have a steel bean at ridge with rafters with 150mm rafterlock fireproof insulation with min 75mm ventilation gap to the breathable roofing felt. (I know a QS who has advised me, these names and numbers didn't just fall from the head).

    Could you advise on window insulation and anything which you may see missing from what I've listed?

    Oh, and the cost you mentioned above, was that e1,000/sq.m, ya?
    ya, 1g per msq rough figure, but hold on there a second, why didn't you ask your QS??
    no offence to your QS but I would suggest you get an arch or arch tech to give you a more upto date specification that complies to current regs ( and generally current practices) . also why not get a few details prepared before work starts, so that builders and glazing guys have something to work to (in the name of limiting thermal bridging:).. but mainly so there are no misunderstandings on site).. http://www.environ.ie/en/Publications/DevelopmentandHousing/BuildingStandards/FileDownLoad,27316,en.pdf
    2.1.2.3 For extensions, reasonable provision
    would also be achieved if the total heat loss
    through all the opaque elements did not
    exceed that which would be the case if each
    of the area-weighted average U-value (Um)
    set out in Table 1 were achieved individually.
    Where this approach is chosen, the values
    for individual elements or sections of
    elements given in Table 1 Column 3 apply to
    each relevant element. For ground floors or
    exposed floors incorporating underfloor
    heating, the guidance in paragraph 2.1.2.2
    applies.
    2.1.2.4 For extensions, the maximum area weighted
    average U-value for doors, windows
    and rooflights of 1.60 W/m2K given in Table 1
    applies when the combined area of external
    door, window and rooflight openings equals
    25% of floor area. However, both the
    permitted combined area of external door,
    window and rooflight openings and the
    maximum area-weighted average U-value of
    these elements may be varied as set out in
    Table 6.
    so the window u-value (insulation as you call it) depends on window area relative to floor area - the stated 1.6w/m2k will hardly apply given that this is a sun space and as such will have extra glazing.

    minimum 110mm theremafloor (0.029 W/mk ) will give you 0.25w/2k
    and don't forget the Vapour barrier (taped and sealed) on warm side of roof insulation especially when using poly based insulations!


  • #114
    BrianHal
    Registered Users Posts: 194 ✭✭BrianHal


    Thanks for the link, I thought I was understanding what was needed until I flicked through it. I know my QS socially so I wasn't using him as a paid service or anything. Don't worry, no offence taken.

    A few of the items you mentioned seemed to be increased values of what he said (I didn't include the whole two pages of specs that he gave me).

    Do you know a rough cost of what I'd expect to pay an arch/arch tech to draw up plans for something like this and do whatever else they're supposed to do? I've never had to use the services of one so I wouldnt know if I was getting a good deal or being ripped off or what to even expect from them apart from a nice AutoCad drawing.


  • #115
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,141 Mod ✭✭✭✭BryanF


    BrianHal wrote: »
    Thanks for the link, I thought I was understanding what was needed until I flicked through it. I know my QS socially so I wasn't using him as a paid service or anything. Don't worry, no offence taken.

    A few of the items you mentioned seemed to be increased values of what he said (I didn't include the whole two pages of specs that he gave me).
    caveat: I have given you the minimum values for extensions NOT NEW BUILD and many would look increase these levels further
    Do you know a rough cost of what I'd expect to pay an arch/arch tech to draw up plans for something like this and do whatever else they're supposed to do? I've never had to use the services of one so I wouldnt know if I was getting a good deal or being ripped off or what to even expect from them apart from a nice AutoCad drawing.
    simply put there are vastly different levels of service. for drawing, spec and details depending on whats required might take 2-3 days. for instance exemption certs from planning authority may be required, through to answering the phone everytime someone has a question and being on site to decide on a roof detail.. go get three quotes thats the best way of selecting any service or product. if nothing else the cost will be covered by you having a clear set of tender drawings for your list of builders to price to


  • #116
    harr
    Registered Users, Registered Users 2 Posts: 4,485 ✭✭✭harr


    Currently pricing a extension and would like to know before i start a rough guide price,it will be a 208qf extension and the current back wall will be coming down no fancy stuff.We will be using our current sliding door and back window and i will be putting down floor myself.I am in the naas area,would anyone have a very rough overall guide price.


  • #117
    archtech
    Registered Users, Registered Users 2 Posts: 1,046 ✭✭✭archtech


    harr wrote: »
    Currently pricing a extension and would like to know before i start a rough guide price,it will be a 208qf extension and the current back wall will be coming down no fancy stuff.We will be using our current sliding door and back window and i will be putting down floor myself.I am in the naas area,would anyone have a very rough overall guide price.

    In the order of €100/sq foot give or take 20% depending on access, finishes etc.


  • #118
    BrianHal
    Registered Users Posts: 194 ✭✭BrianHal


    archtech wrote: »
    In the order of €100/sq foot give or take 20% depending on access, finishes etc.

    You quoting €100/sq ft +/- 20% for Naas region or further afield?


  • #119
    archtech
    Registered Users, Registered Users 2 Posts: 1,046 ✭✭✭archtech


    BrianHal wrote: »
    You quoting €100/sq ft +/- 20% for Naas region or further afield?
    Generally there's very little variation in prices across the country for similar specification and quality of work.


  • #120
    harr
    Registered Users, Registered Users 2 Posts: 4,485 ✭✭✭harr


    another quick question how long should it take for a standard 208sq foot extension,i know the weather would play a part but i have one builder telling me 7-8 weeks with everything done and another one telling me 12-14 weeks the builder with the shortest time is the cheapest by a fair few euro (5,000),it just rang a few alarm bells but he has good references. :confused:


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  • #121
    BrianHal
    Registered Users Posts: 194 ✭✭BrianHal


    Is the 12-14 week guy running two jobs at the same time so won't be on you job 100% of the time?


  • #122
    harr
    Registered Users, Registered Users 2 Posts: 4,485 ✭✭✭harr


    BrianHal wrote: »
    Is the 12-14 week guy running two jobs at the same time so won't be on you job 100% of the time?
    No I made sure to ask him that and he promised to have 3 lads on site for the duration of the build ,it seems a long build to me surely with 3 of them there it would not take nearly 14 weeks


  • #123
    archtech
    Registered Users, Registered Users 2 Posts: 1,046 ✭✭✭archtech


    Most extensions could be done in 8-10 weeks or less however in reality that doesn't give a whole lot of drying out time for finishes etc . Normally if individuals ask I would say allow yourself 12 weeks.
    If access is restricted this can have an effect on time frame


  • #124
    sinnerboy
    Closed Accounts Posts: 5,433 ✭✭✭sinnerboy


    Windows - watch the windows i.e. delivery time. They are the one thing that can make an 8 week period easily turn to 10 / 12+ .....

    The typical timeframe is

    4 weeks - foundations walls roof on battened then
    Windows measure up - wait 3 weeks delivery - ( but can be up to 8 weeks with imported ) . contractors gets on with external plastering , roofing flashing downipes external drains footpaths first fix services , etc then 8 weeks gone
    Last 4 weeks then is finishing out . Internal plastering / doors / skirtings second fix services.

    this is for a job that goes smoothly / no hiccups.

    8 weeks - I really don't think so myself.


  • #125
    harr
    Registered Users, Registered Users 2 Posts: 4,485 ✭✭✭harr


    Thanks for that lads,i think i will go for the second builder i just have a gut feeling that not all is right with the first guy and the price is a bit to good to true (17,500).Once its done and finished by Xmas i would be happy as they wont be starting till the end of august.


  • #126
    aodh_rua
    Registered Users, Registered Users 2 Posts: 1,242 ✭✭✭aodh_rua


    Hi everyone, we're considering a two-part extension to a detached house in Kildare. The first part is to build over an existing garage conversion to create an additional bedroom\en suite - approximately 260 sq ft; the other is to extend our kitchen - this would involve widening openings with some RSJs and an overall additional floor area of about 250 sq ft. The house is timberframe and 15 years old. Is there any kind of rule of thumb we should follow to price the construction cost through to second fix.


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  • #127
    archtech
    Registered Users, Registered Users 2 Posts: 1,046 ✭✭✭archtech


    aodh_rua wrote: »
    Hi everyone, we're considering a two-part extension to a detached house in Kildare. The first part is to build over an existing garage conversion to create an additional bedroom\en suite - approximately 260 sq ft; the other is to extend our kitchen - this would involve widening openings with some RSJs and an overall additional floor area of about 250 sq ft. The house is timberframe and 15 years old. Is there any kind of rule of thumb we should follow to price the construction cost through to second fix.



    I would say at least €130-€150 /sq.foot based on previous similar type projects, but that very much depends on the standard of finish, if you intend going timber frame again and the condition/build up of the existing timber frame.

    A structural engineer will be essential to review and access the existing timber frame structure and the impact on it by the extension.


  • #128
    aodh_rua
    Registered Users, Registered Users 2 Posts: 1,242 ✭✭✭aodh_rua


    Cheers


  • #129
    KEVIN68
    Registered Users Posts: 5 ✭KEVIN68


    Hi
    I,d like to make a general point about pricing extensions . In my opinion anyone getting an extension completed to a good standard for below 100 euro per sq ft is very fortunate . As someone working in construction for nearly 30 years both as an employer and employee i would estimate a builder would be able to pay his employees and himself between 500-600 per week based on 100 per sq ft and maybe have about a grand left [depending on size of job ] at the end if all went well . This wage even in the current climate is not excessive imo for quality / skilled tradesmen .
    To my way of thinking the only way to cut this price down is either take shortcuts or perhaps pay the lads 2-3 hundred a week . This is certainly happening and i wonder if some of the posters would be as happy sitting in their nice extensions if they knew the reason it cost so little was the men who grafted so hard to build it were working for slave labour wages ?


  • #130
    caycro
    Registered Users, Registered Users 2 Posts: 261 ✭✭caycro


    I'm looking for a guidance price if anyone can help me. I have a bungalow with a very shallow pitch roof so I'm thinking of removing the existing roof, raising the side walls and putting a new, steeper roof with dormers in to create usable room/s. Space is approx 5m x 10m. Would anyone have an idea what type of cost I'm looking at ? Thanks


  • #131
    javagal
    Registered Users Posts: 2,237 ✭✭✭javagal


    Hi guys we are looking to extend our kitchen and add on a small play room to our house. Just to get the extension ready for paint how much would we be talking for 28m2. Don't need any plumbing.


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  • #132
    Murtinho
    Registered Users, Registered Users 2 Posts: 452 ✭✭Murtinho


    I've a similar question to the post above and dont want to start a new thread, 16m sq, (172ft sq), using the €80/sq ft calculation it comes out as €13760. What im wondering is "depending on what part of the country", im in wexford town, should it be cheaper or dearer then.

    Its an extension to a kitchen, easily accessible, ill also be needing a new kitchen, IKEA most likely and appliances, fridge, freezer, oven, hob,


  • #133
    BrianHal
    Registered Users Posts: 194 ✭✭BrianHal


    I've only gotten one price so far for my fairly well insulated 12 m2 sunroom extension and it was the princely sum of e25k. Needless to say, this is a non-runner.


  • #134
    campervan11
    Registered Users Posts: 3 ✭campervan11


    do you have the phone number of the polish builder you used?


  • #135
    campervan11
    Registered Users Posts: 3 ✭campervan11


    muffler, do you know where i would get phone numbers of polish builders?


  • #136
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,141 Mod ✭✭✭✭BryanF


    campervan11 wrote: »
    do you have the phone number of the polish builder you used?
    campervan11 wrote: »
    muffler, do you know where i would get phone numbers of polish builders?
    send the person a PM and don't bother us with this spam. thanks


  • #137
    campervan11
    Registered Users Posts: 3 ✭campervan11


    BryanF wrote: »
    send the person a PM and don't bother us with this spam. thanks
    This is not spam you gob****e--i bet your the type that will ban anyone from your little "forum" who disagrees with you.

    Go on ban me,:eek: I know you want to:D


  • #138
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,141 Mod ✭✭✭✭BryanF


    campervan11 wrote: »
    This is not spam you gob****e--i bet your the type that will ban anyone from your little "forum" who disagrees with you.

    Go on ban me,:eek: I know you want to:D
    no bother, banned


  • #139
    missmoxy86
    Registered Users Posts: 19 ✭missmoxy86


    Hi all,
    Just wondering if anyone could advise on rough price for extension of 400sq foot to extend our kitchen and add a playroom (little people are taking over my house) roscommon area.
    The extension would be to the side and rear of the house and would include knocking out external wall and supporting this. If we were talking €100 per sq ft what kind of finish would this get? All done and wrapped up or would this be just builders finish?
    Other half nearly had a heart attack when I told him we would need about 50grand, could buy a new 2000sq ft house in our estate for that price a year ago (needless to say there's none left) would this be an accurate enough price?
    Any advice would b great!


  • #140
    PGL
    Registered Users, Registered Users 2 Posts: 760 ✭✭✭PGL


    Hi folks

    I have a similar query to missmoxy86, but it is more of a hypothetical scenario in my case.

    I am currently house hunting in the general Lucan area and am in search of a 4 bed semi d. To put our own stamp on such a house we would like to have a new spacious and bright kitchen with an island and all new appliances and fittings etc to the rear of the house. Most houses we have viewed to date typically have the kitchen and diningroom next door to each other (separated by a wall), with the kitchen extending out approx 2m beyond the back wall of the dining room. We would like to "square off" the rear of the house and extend by maybe a further 2m, aswell as removing some or all of the wall separating the kitchen and dining room. This would mean having a ground floor extension of approx 17m squared.

    Given these plans, we will need to have a ball park figure in our head which we will need to factor in when bidding for houses.

    Would it be possible for someone to provide a high level ball park price range to cover structural work and also interior furnishes? I can appreciate the cost of internal furnihes is highly variable, but we would be looking for a "middle of the road" standard of presses, appliances etc i.e. not budget, but not top of the range either.

    Any advice would be greatly appreciated!


  • #141
    DOCARCH
    Moderators, Home & Garden Moderators, Science, Health & Environment Moderators Posts: 18,150 Mod ✭✭✭✭DOCARCH


    @PGL. You need to be budgeting around E30K (+). Might sound a lot, but there is quite a lot of structural work in what you propose to do and also I assume you need to factor in the cost of a new kitchen too.


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  • #142
    hairyslug
    Registered Users, Registered Users 2 Posts: 2,595 ✭✭✭hairyslug


    Im going into this totally blind so any help would be great,
    We need to add on a kitchen (12sqm) sittingroom (20sqm) and a hall(2sqm), we will also be knocking through the wall in our current kitchen which backs on to a bedroom to make it 1 room, this would need a skylight too.
    A fireplace will need to closed off and a partition will need to go up between our current sitting room and kitchen to turn it into a bedroom.
    We would be turning a current ulitity room into a wet room.


    We have a budget of about 36k, if finances are tight we can do the kitchen in stages, the main priorities are to get the bedroom and sitting room sorted.

    We are just looking for a ball park figure, this is being done for a housing adaptation grant and we don't want to get our hopes up and then realise that it cant be done.
    AFAIK no planning permission is needed (please correct me if wrong) all the work is going on at the rear and inline with the house, bar a window at the front of the house being changed.

    Thanks, and all criticism is constructive as we have never done this before and all the help is appreciated.


  • #143
    Coat22
    Registered Users Posts: 1,789 ✭✭✭Coat22


    Hi All,

    I too am looking at building an extension to the side of my house. Probable size would be 25 SQ M.

    It will be a children’s play room and eventually a study/ second living room for the kids to hang out in when they’re older so no special fittings required other than electrics. I will probably move the under stairs lav to the new extension as am thinking the entrance to the new build would be through where that is at the moment so some small plumbing work needed also as would the requirement to move existing down pipes etc which are coming down the side of the house.

    Other features I am thinking of at this point are:

    • Bay window to front of extension and window to back
    • 1-2 roof windows

    I am thinking 25-30k should be sufficient for this but would be interested in hearing opinions. Also for costs quoted on here – I assume most are bulding costs, ie the costs of architects, planning applications etc are on top of this?

    Thanks for your help.

    Coat22


  • #144
    thimble
    Registered Users, Registered Users 2 Posts: 57 ✭✭thimble


    I see a rough price of €100 per square foot being quoted here for an extension. Just wondering if a two storey extension would be expected to be more or less expensive per square foot than single storey? For example, if building a two storey extension with a footprint of 300 sq ft (so 600 sq ft for the two storeys), could the same back of an envelope calculation of €100 per sq ft be used as if one was building a single storey extension with a footprint of 600 sq ft?

    Or would the two storey job be more expensive (per square foot) because it's more complex work/needs sturdier foundations? Or cheaper because doing the foundation and roof stuff is where the expense lies, and it's comparatively cost effective per square foot to put two storeys in between rather than one?

    Thanks!


  • #145
    galwaytt
    Registered Users, Registered Users 2 Posts: 12,790 ✭✭✭✭galwaytt


    thimble wrote: »
    I see a rough price of €100 per square foot being quoted here for an extension. Just wondering if a two storey extension would be expected to be more or less expensive per square foot than single storey? For example, if building a two storey extension with a footprint of 300 sq ft (so 600 sq ft for the two storeys), could the same back of an envelope calculation of €100 per sq ft be used as if one was building a single storey extension with a footprint of 600 sq ft?

    Or would the two storey job be more expensive (per square foot) because it's more complex work/needs sturdier foundations? Or cheaper because doing the foundation and roof stuff is where the expense lies, and it's comparatively cost effective per square foot to put two storeys in between rather than one?

    Thanks!

    Two storey is better value. Half the foundations, half the roof. ..

    Ode To The Motorist

    “And my existence, while grotesque and incomprehensible to you, generates funds to the exchequer. You don't want to acknowledge that as truth because, deep down in places you don't talk about at the Green Party, you want me on that road, you need me on that road. We use words like freedom, enjoyment, sport and community. We use these words as the backbone of a life spent instilling those values in our families and loved ones. You use them as a punch line. I have neither the time nor the inclination to explain myself to a man who rises and sleeps under the tax revenue and the very freedom to spend it that I provide, and then questions the manner in which I provide it. I would rather you just said "thank you" and went on your way. Otherwise I suggest you pick up a bus pass and get the ********* ********* off the road” 



  • #146
    thimble
    Registered Users, Registered Users 2 Posts: 57 ✭✭thimble


    Thanks - that makes sense.
    Although looking at this thread maybe I need to think about a higher ballpark baseline figure than €100/sq ft anyway, seeing as what I have in mind is on the extension rather than McMansion scale.


  • #147
    SPC 01
    Registered Users Posts: 1 ✭SPC 01


    I have found this thread very beneficial and I'm interested if anyone can help me. I am based in Australia and am embarking to renovate & extend a house I have in Kilmore area of Wexford. All architect/structural engineering work is done and planning permission approved. The extension will be a 2 level (with mezzanine) of approximately 40m2 together with an interior renovation/remodeling of existing 3 br bungalow (new kitchen/bathrooms etc - not high end) I have received a quote of Euro220,000 that seems very expensive. can anyone recommend builders they have used for similar work done that I may approach?


  • #148
    2day
    Registered Users Posts: 4 ✭2day


    I want to revamp a 3 bed semi which also has a converted garage witha flat roof. Im considering extending above the garage and maybe extending kitchen / dining room, either building a sun room or just extending out. Taking out a wall between kitchen and diner. House needs insulation. And we have a long wishnlist. Its a 1970s house and in good condition. I have a budget of 65k. Do you think you would get much done fot this budget. I am not sure if I I should use an Architect? An engineer did a structural report and says I could save money by avoiding Architect. He could design and suoervise job?. Any advice welcome

    thanks


  • #149
    DOCARCH
    Moderators, Home & Garden Moderators, Science, Health & Environment Moderators Posts: 18,150 Mod ✭✭✭✭DOCARCH


    2day wrote: »
    An engineer did a structural report and says I could save money by avoiding Architect.

    ...in the short term...probably!

    The engineer obviously has a vested interest in that nugget of advice!!!

    Your budget sounds too small for what you would like to do.


  • #150
    2day
    Registered Users Posts: 4 ✭2day


    Is there much difference in cost in doing a wooden structure extension above a converted garage or a stanadrd block structure?


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  • #151
    Handsandtools
    Registered Users, Registered Users 2 Posts: 363 ✭✭Handsandtools


    2day wrote: »
    I want to revamp a 3 bed semi which also has a converted garage witha flat roof. Im considering extending above the garage and maybe extending kitchen / dining room, either building a sun room or just extending out. Taking out a wall between kitchen and diner. House needs insulation. And we have a long wishnlist. Its a 1970s house and in good condition. I have a budget of 65k. Do you think you would get much done fot this budget. I am not sure if I I should use an Architect? An engineer did a structural report and says I could save money by avoiding Architect. He could design and suoervise job?. Any advice welcome

    thanks
    You will never save money by avoiding Architect, because You will spend more time and money trying to figure out what You want, than explaining it to the builders, than changing your mind etc., etc., etc. From my experience better take architect and save your time, trust me You not ready to replace architect and construction management team only if you do it your self for next 10 years.


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