Extension - are we dreaming?

kennyb3 · 16-09-2014 8:07pm

Would we be mad to consider an extension of only 90 sq feet?basically thinking of knocking our dining room out a bit further to be level with kitchen extension.

In terms of finish we'd just want it painted and we d separately be costing and paying for a French door.

Still looking at 100 per square foot?

Wouldn't really be worth it then for such a small extra space would it?

Obviously at that size we would need planning and were thinking of going straight to a building contractor - assume that would be fine?

BryanF · 16-09-2014 10:05pm

kennyb3 wrote: »

Would we be mad to consider an extension of only 90 sq feet?basically thinking of knocking our dining room out a bit further to be level with kitchen extension.

In terms of finish we'd just want it painted and we d separately be costing and paying for a French door.

Still looking at 100 per square foot?

Wouldn't really be worth it then for such a small extra space would it?

Obviously at that size we would need planning and were thinking of going straight to a building contractor - assume that would be fine?

More than 100€ in my experience small extensions exceed rules of thumb for a variety of reasons.
Only you can answer if it's worth it
You may need structural input which should be in dependant of contractor, but in order to get comparable quote between contractors you really need an outline spec & drawing.

Autobotsarego · 15-10-2014 11:54am

We want to build a playroom/tv room onto the back of our house for our young kids and are looking for help/advice.

Ideally this would be a separate room that we can pull the doors on - rather than going for an open plan kitchen extension which seems more common recently.

We've an L shaped kitchen diner with the wall down between. The kitchen runs out about 6/7 feet past the dining area. The dining area has a sliding door.

Our idea is to make that sliding door - internal glass doors and build on a playroom of approx 7 foot wide by 11 foot long with french doors and a large velux to keep light coming through to dining room table. Firstly is this a bit narrow?

From the kitchen extension to the boundary wall is about 8/8.5 foot but builder said we'll have to build inside that wall and by time we do room will be 7 foot wide (or tiny bit over).

Anyway we got a builder to quote and it came in at €12.5k incl vat. It includes;

Foundations, rising walls Floor slab with 100mm insulation
Block work
Roof to match existing with one velux 1140 x 1180
Grp finish to flat roof area
Plastering, Internal 72mm insulated board. Exterior to match existing
Ceiling 300mm fibre glass insulation
French doors Pvc
Plumbing one radiator
Electrics Pendant, 2 double sockets out side light and TV point
Internal joinery 1 pair of double doors, glass in painted frame
Laminated floor painted skirting
Painting extension only
Footpath to match existing
All builders waste removed

So my queries:

1. Above cost reasonable?

2. Other considerations? I understand we don't need planning permission but do we need;

a) an architect/structural engineer to sign off at end? (for future sale of house) cost?
b) or input throughout? again cost?

3. Any input/ideas into this generally before we go ahead. I think the room will be narrow but okay as it will be long.

Any way/tricks we can do anything else to keep light coming into dining room area?

Autobotsarego · 05-01-2015 1:32pm

Any thoughts?

Handsandtools · 05-01-2015 1:40pm

I will suggest to look for Architect as he can sort out design and shape of it, If You want closed extension, what about natural light source in the room what's an the back of the house now, I believe it's the kitchen?
What u-value on walls, did heating boiler has to be upgraded to heat extra space?
12.5K sounds very low for new extension properly built and insulated? What kind of block You use? Maybe AAC?
Where You based?

smelly sock · 05-01-2015 4:54pm

12.5 k to me sounds about right or maybe a little over the odds for an extension of that size and for what you want done. However You should get an architect in too. These lads will ensure that it's built properly but a good archtitect may be able to get you extras (size) for the same price or a little dealer. Get more than one quote. Is the current builder using poor materials??

Something that sounds to good to be true doesn't mean it's not true. It might be a great deal you're getting.

Autobotsarego · 06-01-2015 10:29am

Thanks for the input - 1 saying it sounds reasonable, another saying not - bit confused.

Can i ask how much an arch tech would add to this project. 10%? 20%? Or is there a flat fee?

Say I contact 3 in my area - what happens next? Do they come visit me and the site or i visit them? Would they charge for that alone? Dont want 3* bills of €300-€400 before i even start.

all very confusing

smelly sock · 06-01-2015 3:01pm

You can out it out to tender on some websites. That's why an architect would be useful at this stage.

However, with an extension of that size I'd be happy to let a competent builder with good references have at.

sydthebeat · 06-01-2015 3:35pm

Autobotsarego wrote: »

Thanks for the input - 1 saying it sounds reasonable, another saying not - bit confused.

Can i ask how much an arch tech would add to this project. 10%? 20%? Or is there a flat fee?

Say I contact 3 in my area - what happens next? Do they come visit me and the site or i visit them? Would they charge for that alone? Dont want 3* bills of €300-€400 before i even start.

all very confusing

lots of companies will do an initial site consultation, say a 1/2 hr, for free if theres a chance of getting the job.
but you wouldnt be expecting a sketch or anything, just a site visit to se if its feasible and what issues may arise.

Autobotsarego · 07-01-2015 10:51am

sydthebeat wrote: »

lots of companies will do an initial site consultation, say a 1/2 hr, for free if theres a chance of getting the job.
but you wouldnt be expecting a sketch or anything, just a site visit to se if its feasible and what issues may arise.

Thanks - assume they'd be able to give me a rough indication of their & builders costs.

Any idea how much their costs would be?

Had another quote last night from a builder which was circa €20 - 22k so that's a huge difference from first one. not sure if one's expensive, one cheap or it of both.

smelly sock · 07-01-2015 11:05am

Whats the total area of the extension?

sydthebeat · 07-01-2015 11:51am

Autobotsarego wrote: »

Thanks - assume they'd be able to give me a rough indication of their & builders costs.

Any idea how much their costs would be?

Had another quote last night from a builder which was circa €20 - 22k so that's a huge difference from first one. not sure if one's expensive, one cheap or it of both.

sorry auto, my post above was actually supposed to be in a totally different thread, i must have had two pages open at the same time!!!

edit: for whats its worth, your first quote is very good

Autobotsarego · 07-01-2015 1:12pm

smelly sock wrote: »

Whats the total area of the extension?

We'd be ending up with a room approx 7.5/8 foot by approx 11 foot. It's a tv room for our girls. Bit narrow but should be okay.

One builder told us we could build on boundary wall, other said we'd have to build inside it, thereby taking off about half a foot (I think)

smelly sock · 07-01-2015 1:59pm

So lets say 8 square meters then. I work in old money.......

Am i right in saying that?

So the second builder is quoting at 2,500 per square meter?

smelly sock · 07-01-2015 3:01pm

Autobotsarego wrote: »

We'd be ending up with a room approx 7.5/8 foot by approx 11 foot. It's a tv room for our girls. Bit narrow but should be okay.

One builder told us we could build on boundary wall, other said we'd have to build inside it, thereby taking off about half a foot (I think)

Are you having to move drains etc? It sounds like a basic build to me. The first guy sounds a bit more realistic. Did they give you a pricing breakdown?

If you don't mind me asking , do you have any kind of clue about building etc? It sounds to me as if the second guy is trying to take advantage.2500 per square meter.......

Square meter pricing is a general guideline and a rough guideline at that. I'd have said these days a simple structure could be put up for 1000 - 1100 if not cheaper.

As I said keep getting qoutes. Get references and view previous work.

Gumbo · 10-01-2015 2:49am

Autobotsarego wrote: »

We'd be ending up with a room approx 7.5/8 foot by approx 11 foot. It's a tv room for our girls. Bit narrow but should be okay.

One builder told us we could build on boundary wall, other said we'd have to build inside it, thereby taking off about half a foot (I think)

One builder was correct. You cannot build on the boundary wall as you only own half of it. You will be encroaching on another persons land, and they can enforce you through legal action to remove the whole structure.

You need to agree a detail with your neighbours with regards to an adequately structural wall built along the centre of the boundar line that allows you to build on your side, and allows them to build on their side in the future with
It effecting each other.

The bad thing about this, is that usually the firsterson to build has to build this wall at their own cost.

Otherwise, you build on your side keeping the whole structure, any overhangs and all drawings from the roof etc on your side of the fence.

smelly sock wrote: »

Are you having to move drains etc? It sounds like a basic build to me. The first guy sounds a bit more realistic. Did they give you a pricing breakdown?

If you don't mind me asking , do you have any kind of clue about building etc? It sounds to me as if the second guy is trying to take advantage.2500 per square meter.......

Square meter pricing is a general guideline and a rough guideline at that. I'd have said these days a simple structure could be put up for 1000 - 1100 if not cheaper.

As I said keep getting qoutes. Get references and view previous work.

€100 per square meter for a simp,e structure yes, but allow about €1500 per square meter for a finished decorated item and you shouldn't go over that budget.

Handsandtools · 11-01-2015 7:14am

There's a bit of drainage to be moved, from my experience 95% of buildings. Normally it's about 5k for foundation, 10-15k shell, depends on windows, doors and type of structure and insulation. If structural wall removed than another 3-5k for structural steel.

smelly sock · 12-01-2015 5:53pm

kceire wrote: »

One builder was correct. You cannot build on the boundary wall as you only own half of it. You will be encroaching on another persons land, and they can enforce you through legal action to remove the whole structure.

You need to agree a detail with your neighbours with regards to an adequately structural wall built along the centre of the boundar line that allows you to build on your side, and allows them to build on their side in the future with
It effecting each other.

The bad thing about this, is that usually the firsterson to build has to build this wall at their own cost.

Otherwise, you build on your side keeping the whole structure, any overhangs and all drawings from the roof etc on your side of the fence.

€100 per square meter for a simp,e structure yes, but allow about €1500 per square meter for a finished decorated item and you shouldn't go over that budget.

Agreed. €1500 per sqm for a turn key extension.

vwt · 16-01-2015 11:42pm

We are building a small extension to the side of our house.Its just under 12sqm.Its very basic,,foundations,concrete floor and match into existing apex roof.One internal wall to be knocked down,no rsj required..Price for builders finish,I'm supplying windows and doors.We got two irish builders and two polish builders to price it....surprising results
1. Irish 15,000
2. Irish 19,200
3. Polish 23,750
4. Polish 27,320
WTF!!

JonathonS · 18-01-2015 7:01pm

Poles haven't figured out how to dodge VAT, USC etc.

BryanF · 18-01-2015 8:16pm

we only discuss legal trading practices here, and we don't discriminate. no more discussion on the nationality of the contractors. Thank you

DeJa VooDoo · 18-01-2015 8:21pm

JonathonS wrote: »

Poles haven't figured out how to dodge VAT, USC etc.

Disgraceful comment.

iamtony · 24-01-2015 1:17pm

Quick question all the quotes mentioned are metres squared does that mean you don't account for the cubed space so it's only the floor space your working off?

Basically I'm trying to work out a rough cost of a side extension and the space is about 3mts wide and about 8mtrs long.
If I multiply 3x8 it's 24mtrs squared which would cost about 24 x 1500 = 36,000
Is that correct? Or if I go 2 stories basically double it?

DOCARCH · 25-01-2015 9:17am

iamtony wrote: »

Or if I go 2 stories basically double it?

Basically, yes.

Keepan Eye · 03-02-2015 10:39pm

That's a good Post paddy147. Most of us wouldn't know how to spec a build. I mentioned in my previous postings on a different thread that a Builder will know how to cut corners unless a Spec is laid down in very very very explicit detail. eg Size of Cabling, performance of a heating system, its likely life expectancy, drainage , timber quality etc etc etc,,,, So I am thinking of employing an Architect. Its a small extension but it has to be done right...I have to live with it.
A former neighbour got a kitchen extension and I kid you not, but one year down the road the thing came away from the Wall of the main house. A Gap you could fly a Jumbo Jet through [ well, it was huge anyway], The builder never tied it to the main house wall. The porch is the same. The extension had to come down in full at which point it was found that the floorboards of the kitchen were installed over Earth......yes clay.
So what do people think...Architect, the way to go?---is it very dear [ suppose it could save in the long run].

Paranoid Mandroid · 05-02-2015 7:50am

kceire wrote: »

One builder was correct. You cannot build on the boundary wall as you only own half of it. You will be encroaching on another persons land, and they can enforce you through legal action to remove the whole structure.

You need to agree a detail with your neighbours with regards to an adequately structural wall built along the centre of the boundar line that allows you to build on your side, and allows them to build on their side in the future with
It effecting each other.

The bad thing about this, is that usually the firsterson to build has to build this wall at their own cost.

Otherwise, you build on your side keeping the whole structure, any overhangs and all drawings from the roof etc on your side of the fence.
.

Just want to double check to make sure I'm getting it right, you did explain it well, just being 100%. Let's say you have a boundary wall that's a foot wide. Half yours, half your neighbours. Can I build a wall from the dead centre of that boundary wall (my half of it), into my side and then build an ext on my side of that wall, so no over hangs of gutters etc.? Neighbour also gains half a foot running the length of our ext. Right? Cheers

DOCARCH · 05-02-2015 8:20am

Paranoid Mandroid wrote: »

Just want to double check to make sure I'm getting it right, you did explain it well, just being 100%. Let's say you have a boundary wall that's a foot wide. Half yours, half your neighbours. Can I build a wall from the dead centre of that boundary wall (my half of it), into my side and then build an ext on my side of that wall, so no over hangs of gutters etc.? Neighbour also gains half a foot running the length of our ext. Right? Cheers

Very basically...you can't build on a shared/party boundary wall, even on your own side, without your neighbours agreement. Neither of you own 'half' the wall...you both own the entire wall!

Paranoid Mandroid · 05-02-2015 9:26am

DOCARCH wrote: »

Very basically...you can't build on a shared/party boundary wall, even on your own side, without your neighbours agreement. Neither of you own 'half' the wall...you both own the entire wall!

Got it, thanks for that.

places · 02-03-2015 1:11pm

Just wondering have 25k to spend on an extension how fare will that get me doing most of the work myself, doing kitchen /living area extension.

DOCARCH · 02-03-2015 3:20pm

places wrote: »

Just wondering have 25k to spend on an extension how fare will that get me doing most of the work myself, doing kitchen /living area extension.

No more that 39.9 m.sq....that's when Building Control Amendment Regulations would kick in and, basically, it becomes very difficult to self-build.

Keepan Eye · 02-03-2015 8:26pm

I HEARD the young chap Bannon and the QS say about €100 sq ft. Building a house using a builder. Dunno is that cubic or square foot. Maybe get an architect to do plans at your budget first. Could be a good investment. If you need steel reinforcement and drains advice and support wall advice that could be worth spending a few bob on professional advice.. Mind you brick laying is a tough job to get right doing it yourself. But I'd say you'd get a nice extension for that price.
Have a look at that TV programme on Sunday night 9.30pm.RTE Get some ideas from it. An architectural technician or quantity surveyor might be cheaper than architect. But maybe a plan drawn by a good architect would be best and get her/him to pop over to vet your foundations, drains , blocks. Then you will need a professional electrician to sign off or actually do your electrics, and probably a plumber for the piping. Remember the Insurance crowd will use any excuse to not pay out should your work be deemed to be the fault if any mis-hap floods etc occur. But best of luck and hopefully someone who has done a job such as you plan will give you a steer.

Keepan Eye · 02-03-2015 8:39pm

You probably get a lot of Builders posting back to you. Get an idea from an independent Quantity Surveyor, Architect or Architectural Technician. I bought and installed my own kitchen via B&Q. Better than what my mate got from a builder. For Insurance you are going to need an ELECTRICIAN as she has to sign off far as I know. And a plumber as Insurer will use any excuse not to pay out should you have a flood. Just use some of your money for a good set of plans ...Least then you can see who is posting What; price wise.

IPHONEMAN · 03-03-2015 10:11pm

Hi,
Looking to get my conservatory (rouhly 2.3m x 4.6m) converted to a room (glass front with perspex roof & solid walls on 3 sides) I was planning to wait a couple of years but it has started to leak so I guess I need to bite the bullet...
Ideally i'd like the room a bit bigger (around 4m x 4.6m), is it possible to extend the existing structure? does anyone have any experience of what a job like this will cost?

Do I need to get planning permission for this?

TIA

JosieMc · 25-03-2015 10:09pm

I'm looking for a rough price to build an extension 40 square meters, I would like it to include a small utility room and a shower. The kitchen/dining is 23.5 x 10 at the minute so would be adding onto this and somehow fitting in the utility and shower room..in an ideal world

jobless · 24-04-2015 5:13pm

got a quote for a 55 sqr metre extension from an architect for 100-120k.... does this sound expensive to people?...

antodeco · 27-04-2015 8:58pm

Looking to get a double side extension on the house, roughly 580 sq foot/54sq metres.

Rough idea on construction cost? Thanks

jobless · 28-04-2015 10:46am

antodeco wrote: »

Looking to get a double side extension on the house, roughly 580 sq foot/54sq metres.

Rough idea on construction cost? Thanks

we've been getting prices from 1300 - 2000/per sq metre ... roughly same size extension....
very hard to know who is best to go with considering all the different prices were getting

antodeco · 28-04-2015 1:07pm

jobless wrote: »

we've been getting prices from 1300 - 2000/per sq metre ... roughly same size extension....
very hard to know who is best to go with considering all the different prices were getting

Was yours ground floor of 55sq m, or both floors for 55sq m? My downstairs would just be 55sq m, so assuming the price of 1300-2000 per sq m, I'd have to double it?

galwaytt · 28-04-2015 1:09pm

antodeco wrote: »

Was yours ground floor of 55sq m, or both floors for 55sq m? My downstairs would just be 55sq m, so assuming the price of 1300-2000 per sq m, I'd have to double it?

If more than one floor, and each floor is 55sq m, then yes, double it.

boardie100 · 28-04-2015 1:17pm

antodeco wrote: »

Was yours ground floor of 55sq m, or both floors for 55sq m? My downstairs would just be 55sq m, so assuming the price of 1300-2000 per sq m, I'd have to double it?

single floor.... although we had hoped to put one bedroom on an upper level....

not sure about doubling it for a two storey.... You should get some architects out to find out.... a lot dont charge for a quick call out

quad_red · 01-06-2015 2:29pm

Hi folks,

Looking for advice. Our house (fifteen years old, we have it for two) has the kitchen currently in a roughly 3x3m 'extension' that is half the width of the house. Looking to 'square' the back of the house off by extending the other side.

Rough dimensions are 9 meters squared. Want to bring the kitchen back into the body of the house and have this extended area as a living area with a large window/windows onto the garden.

Inspired by the 'wall of light' concepts from TV shows (thanks grand designs). To reduce cost was thinking of a large central window of amount 3 meters with French doors either side.

Anyone done anything like this before?

Any advice on costs?

Cheers
Quad

BryanF · 01-06-2015 8:29pm

quad_red wrote: »

Hi folks,

Looking for advice. Our house (fifteen years old, we have it for two) has the kitchen currently in a roughly 3x3m 'extension' that is half the width of the house. Looking to 'square' the back of the house off by extending the other side.

Rough dimensions are 9 meters squared. Want to bring the kitchen back into the body of the house and have this extended area as a living area with a large window/windows onto the garden.

Inspired by the 'wall of light' concepts from TV shows (thanks grand designs). To reduce cost was thinking of a large central window of amount 3 meters with French doors either side.

Anyone done anything like this before?

Any advice on costs?

Cheers
Quad

Depending on structure, style, existing house, works required : 15/50k

helimachoptor · 08-06-2015 10:34pm

just a general query,

Likely to complete the process of buying a house in the next few weeks.

Its 115 sq meters, we are going to convert the garage which should get us to about 135 sq meters.

We'll likely extend but probably not for at least 5 years.

What type of costs are we looking at (in todays money) for a 2 storey extension

Lets say we want to extension to be 80 sq meters leave furnishings etc out for the moment

Design, build, electrics, plumbing, windows/doors, ballpark figure?

Gumbo · 09-06-2015 12:24am

helimachoptor wrote: »

just a general query,

Likely to complete the process of buying a house in the next few weeks.

Its 115 sq meters, we are going to convert the garage which should get us to about 135 sq meters.

We'll likely extend but probably not for at least 5 years.

What type of costs are we looking at (in todays money) for a 2 storey extension

Lets say we want to extension to be 80 sq meters leave furnishings etc out for the moment

Design, build, electrics, plumbing, windows/doors, ballpark figure?

80-100k.

places · 16-06-2015 10:23pm

is 12.000 a good price for a 15 x 15 extension ?

893bet · 16-06-2015 10:29pm

places wrote: »

is 12.000 a good price for a 15 x 15 extension ?

An unbelievable one. Be careful!

places · 16-06-2015 10:30pm

how much would it cost ?

Poor Uncle Tom · 17-06-2015 7:54am

Very recent 16 x 13 extension €22,000

Petermc83 · 17-06-2015 5:31pm

Long time viewer of the thread and first time poster..

Thinking of extending the kitchen/living room space. Single story - 39m2..
What sort of budget price should I be looking at?

Gumbo · 17-06-2015 5:58pm

Petermc83 wrote: »

Long time viewer of the thread and first time poster..

Thinking of extending the kitchen/living room space. Single story - 39m2..
What sort of budget price should I be looking at?

45k - 50k ish

Extension - are we dreaming?

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