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Live self-Builds - mod warning in post no. 1

24567…53

Comments

  • #52
    Mac p
    Closed Accounts Posts: 6 ✭Mac p


    Hi Muffler,

    The son of the site owner received the outline permission and he must build and live in the property, he may sell the house after 5 years. Some advice would suggest that there is a way around this clause.
    rgds
    mac p


  • #53
    alibride
    Registered Users Posts: 105 ✭✭alibride


    well the foundation was started in late december. they are starting the roof on friday. the scoffolding is going up on wed (didnt budget for that)!! meeting the window guy 2moro, so hopefully the roof and stuff should be fully completed by mid may!! have the electrician and plumber sorted, trying to decide on a plasterer at the moment got quotes from 11.5k to 15k (2100sq ft house) and large garage!!
    the weather is great to start building now - long may it last.....


  • #54
    mjffey
    Closed Accounts Posts: 180 ✭✭mjffey


    As we want to build our house with Poroton block we had a look at a house that is currently being build. We got the tel. no. from FBT.
    Michael, that is the guy that is building these houses, showed us the house. He worked with poroton in Germany for more then 12 years and now started his own business here back in Ireland.
    He uses German builders and a house goes up in three days up to ring beam level. Of course it depends on the size of the house. This one was 18 x 9 m. Dormer style.
    It looks really very, very good. He will quote us for our extension and maybe it is tempting enough to let him do the building work instead of doing it ourself.

    I'll post here as soon as we get his quote.


  • #55
    Mac p
    Closed Accounts Posts: 6 ✭Mac p


    have been advised to meet with the planning auth to discuss the issue before making an application, any one with any advice would be great?


  • #56
    muffler
    Registered Users, Registered Users 2 Posts: 46,304 ✭✭✭✭muffler


    Mac p wrote:
    have been advised to meet with the planning auth to discuss the issue before making an application, any one with any advice would be great?
    Mac p, this particular thread is concentrating more on the construction end of things and although we have stretched a point to accomodate the odd planning query you are in fact quite a bit away from that stage. Please start a new thread if you have queries in relation to pre-planning issues. I was going to advise you to do this with your first post but it contained a question in relation to building cost so I let it go then.

    For any other users reading through this thread we would like to keep the posts referring only to the constuction stages if possible. We can make a seperate sticky for planning queries if necessary.


  • #57
    thekooman
    Registered Users, Registered Users 2 Posts: 1,221 ✭✭✭thekooman


    currently blocking ground floor in my(our! ;) ) self build. hope to have hollowcore put in in the next 2 weeks.

    doing a little self study these days on what kind of wiring i am going to put in. am thinking 2 network points to each room, one can be used for telephone if need be! loads to think about, alarm, cctv, network, video distribution, solar panels......

    note to Salmon above: if you are ready for felting, then you will need a plasterer once that is done to plaster your chimney before the slates/tiles go on. i might be wrong, you might have no chimneys!
    even though i am a long way off plastering, i have a crew booked already as we have the chimney to plaster, a step in the house as well and then get the outside plastered as soon as the windows are put in so we can get rid of the scaffolding outside!


  • #58
    Salmon
    Registered Users, Registered Users 2 Posts: 680 ✭✭✭Salmon


    Cheers kooman! The carpenter (My Bro) Told me this yesterday and I think I'll be ok for the chimneys! I have an uncle who is a plasterer and my fiancees uncle is also one so I might give them a call to get that part done at the weekend! Not sure who I'll get to plaster the whole house yet! Decisions decisions. I just got a plastering quote of €6 ft2 but beat him down to €5 *nudge wink. How does that compare to current quotes other people are getting for plastering?


  • #59
    thekooman
    Registered Users, Registered Users 2 Posts: 1,221 ✭✭✭thekooman


    i have been told upteen times.... "cheaper is not always better!" and i have seen it already! my plasterer is 20k for a 300m2 house(storey and a half) and 48m2 garage!
    I tried 4 men for quotes, only got 2 back!


  • #60
    alibride
    Registered Users Posts: 105 ✭✭alibride


    Our roofer was supposed to come on the 2nd of April, then it was the 16th, then today but now its changed to Wedneday, so we are a month behind and would like to be in by Xmas.!!
    I presume this is the start of things to come........


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  • #61
    metalscrubber
    Closed Accounts Posts: 92 ✭✭metalscrubber


    Got the hated phone call today - Planning refused again. Two reasons. Ring Architect who says 'That's great, down to two - we can win this, we can' Its not his **ckin life.

    Fummmmmmm

    Metal


  • #62
    [Deleted User]
    Posts: 31,118 ✭✭✭✭ [Deleted User]


    Self-build update, laid the last floor tile today & will grout the last section of tiling tomorrow. (at last :D )

    Moving in on Friday..... YEEHAAH!!!


    Not finished yet, but, at least we're IN!


  • #63
    smashey
    Registered Users, Registered Users 2 Posts: 21,676 ✭✭✭✭smashey


    Deleted User wrote:
    Self-build update, laid the last floor tile today & will grout the last section of tiling tomorrow. (at last :D )

    Moving in on Friday..... YEEHAAH!!!


    Not finished yet, but, at least we're IN!

    And now, the really annoying work begins.:D


  • #64
    muffler
    Registered Users, Registered Users 2 Posts: 46,304 ✭✭✭✭muffler


    Deleted User wrote:
    Self-build update, laid the last floor tile today & will grout the last section of tiling tomorrow. (at last :D )

    Moving in on Friday..... YEEHAAH!!!


    Not finished yet, but, at least we're IN!
    Do you want my postal address or will a PM do for the invite ;)


  • #65
    [Deleted User]
    Posts: 31,118 ✭✭✭✭ [Deleted User]


    smashey wrote:
    And now, the really annoying work begins.:D

    I know the list is growing as we speak...:D


  • #66
    [Deleted User]
    Posts: 31,118 ✭✭✭✭ [Deleted User]


    muffler wrote:
    Do you want my postal address or will a PM do for the invite ;)

    The first "do" in the house will be our son's eighth birthday party, how do you fancy a go on the bouncy castle. :D

    sure if I invited all the builders to the party it would be a quiet affair..:)


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  • #67
    muffler
    Registered Users, Registered Users 2 Posts: 46,304 ✭✭✭✭muffler


    Deleted User wrote:
    how do you fancy a go on the bouncy castle. :D
    How big and strong is it? :D

    The best of luck to you and yours in your new home.


  • #68
    Beltra
    Closed Accounts Posts: 3 ✭Beltra


    sunnysoutheast wrote:
    just about to start plastering stages

    4500 sq.ft. two storey in the rainy south east :(

    build route main contractor for shell, 2nd fix and finish directly contracted

    always happy to share success stories (we've had a few) and mistakes (a couple!)

    SSE
    Waiting on some more prices from building contractors re building a 2800 sq ft house in the west.Undecided whether to go total build or shell?Would welcome any advice.if you don't mind me asking, why did you choose to have the shell built as opposed to the total house?The prices we'e gotten so far are higher than expexted for total build.


  • #69
    Beltra
    Closed Accounts Posts: 3 ✭Beltra


    Prosperous Dave wrote:
    Our place is outside Prosperous in Co. Kildare will be 2,600 sq ft or so when its finished. We put in what we wanted (even though it stretched the funds to breaking point!!), i.e.

    a large sitting room (26ft * 16ft) for entertaining

    a large kitchen, come diner, come sitting/tv/multifuel stove area (26ft * 24ft)

    5 bedrooms, (2 ensuite) with walk in wardrobes

    A large family bathroom with separate bath and shower

    A playroom (16ft * 16ft) for the kids where they can do what they please as we can lock the door and ignore the mess until it needs a real clean up. As they get older, it'll be their space for entertaining friends.

    We had insulation put into the subfloor, the walls and roof space above what is specified in the building regulations. This is money well spent as we'll recoup the cost in time in money saved on heating bills.

    The downside for all prospective self builders is to take the timeline given by your builder and to double it. We were told it would take 4 1/2 months to do our house (I estimated 6 myself) but it'll be nearer 9 months by the time its finished. Its been stated above by previous posters, but the arrogance of the builder, and his sub contractors is breath taking. When you take into account that you are paying these people hundreds of thousands of euro and they treat you with barely concealed contempt, then your own temper can soon reach breaking point, like mine did recently. My wife thought I'd annoy the builder so much when I let loose at him, that he'd walk away but thankfully it had the opposite effect and he got stuck in and things are progressing again. Still I reckon it'll be April before its finished

    Hi Prosperous Dave. You don't say what type of insulation you went for and why?We're about to start our 2800 sq ft build in the west. I was also curious as to what type of heating you went for and if you're happy with the choice?


  • #70
    yop
    Moderators, Home & Garden Moderators, Regional Midwest Moderators, Regional West Moderators Posts: 16,724 Mod ✭✭✭✭yop


    What do u mean shell build?


  • #71
    whitelightrider
    Registered Users, Registered Users 2 Posts: 3,100 ✭✭✭whitelightrider


    Got Planning permission on Saturday. Wait for 4 weeks, I think, for C3 and any objections before starting the build. 2300 sq ft house in the West.


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  • #72
    dordali
    Closed Accounts Posts: 40 ✭dordali


    Almost 4 months into build. Blockwork complete, roof on, door and windows in, first fix electrics done, cavities pumped with insulation, plastering almost done outside. Happy enough with progress so far!! So glad we went with contractor. No hassle so far in the build, just lots of decisions to be made.


  • #73
    smashey
    Registered Users, Registered Users 2 Posts: 21,676 ✭✭✭✭smashey


    Why did you pump the cavities?


  • #74
    mjffey
    Closed Accounts Posts: 180 ✭✭mjffey


    We got the quote in for the poroton blocks for our 100M2 extension and it's way beyond our budget, so we are going for the standard blockbuild.

    We found already a builder who was recommended to us by several people and he came with a very nice price. He will do all the groundwork, foundation, relocate the manhole for the septictank, will break through the old stone wall for the pipes for the bathroom, and he will build up to rooflevel. Insulation with Kingspan or Quin Therm walls and flooring, damp proof, radon barrier and sump.

    The only two things that we will subcontract are placing the windows, as this was altready included in the price from our window supplier, and plastering.

    We just have helped a friend of ours placing his roof and we know now that we can do that ourself.

    We hope to get started next month.

    Up date will follow.


  • #75
    keeper2
    Closed Accounts Posts: 5 ✭keeper2


    Currently at first floor level 3100 sqft part basement ICF. Shell construction deal with ICF builders, includes roof felted & battened. They will also fit windows. So far so good, no decision re. heating having researched heat pumps, wood pellet boilers, not convinced so far. Probably Wood Pellet /UFH with solar for hot water. Would love wind powered UFH, but can't find a supplier. have organised own plumber/electrician, need to find a plasterer/company familiar with ICF.


  • #76
    [Deleted User]
    Posts: 31,118 ✭✭✭✭ [Deleted User]


    keeper2 wrote:
    Would love wind powered UFH, but can't find a supplier.

    I don't believe that this is practical, you need at least 6KW of electricity 3-4 hours a day to provide a useful heat output. You would need a wind turbine 30m up and approx 6m diameter for starters (guestimates ;) back of a fag packet etc).

    I had thought of doing something similar, but now believe that the best I can achieve is to supliment the hot water cylinder with a low power immersion heater.


  • #77
    keeper2
    Closed Accounts Posts: 5 ✭keeper2


    Deleted User wrote:
    I don't believe that this is practical, you need at least 6KW of electricity 3-4 hours a day to provide a useful heat output. You would need a wind turbine 30m up and approx 6m diameter for starters (guestimates ;) back of a fag packet etc).

    Thanks for the info/estimate, sound like it just not feasible, back to pellet boiler or heat pump combined with solar with immersion top up. Has anyone been advised to install a top up oil burner with a heat pump??


  • #78
    thekooman
    Registered Users, Registered Users 2 Posts: 1,221 ✭✭✭thekooman


    felting at the moment, all 9 veluxes are in including 2 with vertical elements.(instead of dormer windows on a storey and a half). just ringing my guttering guy to stick up the trim which is needed for plastering.
    have to get chimney blocked and shuttered(for cap) this week if the weather can hold out for a time to get it done!

    weather is kinda holding us up at the moment and scaffolding ain't cheap! :rolleyes:


  • #79
    ninsaga
    Closed Accounts Posts: 18 ✭ninsaga


    keeper2 wrote:
    Currently at first floor level 3100 sqft part basement ICF. Shell construction deal with ICF builders, includes roof felted & battened. They will also fit windows. So far so good, no decision re. heating having researched heat pumps, wood pellet boilers, not convinced so far. Probably Wood Pellet /UFH with solar for hot water. Would love wind powered UFH, but can't find a supplier. have organised own plumber/electrician, need to find a plasterer/company familiar with ICF.

    Which ICF company did you choose?
    ninsaga


  • #80
    whitelightrider
    Registered Users, Registered Users 2 Posts: 3,100 ✭✭✭whitelightrider


    Planning permission all granted and C3 was posted during the week. We've started pricing hollowcore and am looking to start pricing blocklayers, etc. Raft should be going in in about 3 - 4 weeks.


  • #81
    muffler
    Registered Users, Registered Users 2 Posts: 46,304 ✭✭✭✭muffler


    stephentbb2000 wrote:
    How are things, just about to start a self build and i am taking the direct labout route. Building a 1800 sq foot bungalow. Any idea of a rough estimation of costs?
    Have a look here and theres a link in this thread although its a wee bit dated.

    Edit: Ah *uck it Im just after seeing you posted this twice. Once is enough.


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  • #82
    limerickbuild
    Closed Accounts Posts: 47 ✭limerickbuild


    2600sq ft 2 storey house with sunroom, & garage.
    ICF walls, solar panels on south facing roof of garage.
    6 months from start to end with planning. 2 rounds of issues.
    TOP TIP - over do the house plans with extras you know you wont' be allowed to keep and then cut them out, (you're seen to compromise :o) and you get what you want!

    opened entrance on April 16th.
    yesterday the pre-cast floor arrived.. so i think its going well.
    Roof going on garage today.

    Costs:
    never thought so much concrete, blocks and products would fit in the spaces.. Budget going well.
    Pre-starting fees & bills are definitely between 10 - 15K.

    Decisions of the week.
    still deciding on solar panel supplier and also WPB group.
    get window man onsite.
    Pick a front door for garage.
    Line up next weeks jobs and hope they arrive.

    Anyone in the South west region can recommend suppliers of WPB i'd like to hear more.

    Link to website -> http://limerickbuild.blogspot.com


  • #83
    keeper2
    Closed Accounts Posts: 5 ✭keeper2


    Hi Ninsaga, have been on holidays so just saw your post, we used a company called ABC Technologies, two German builders, using an ICF system called KernHaus, after much research, and so far so good, they did all the foundation prep also in addition to digging out for same, and supplying all necessary items. I can forward full contact details if required, but we (and our engineer) are very happy with progress to date. Currently have placed first floor concrete slabs and are on the first floor walls, due for pouring next week.


  • #84
    muffler
    Registered Users, Registered Users 2 Posts: 46,304 ✭✭✭✭muffler


    I had a quick glance through a few of the latest posts and you know this thread is worth its weight in gold to anyone looking for suggestions, comparisons, costs etc and even more so when taken in conjunction with the "How long did yer build take" sticky.

    Keep up the good work folks


  • #85
    CarloSelfBuild
    Closed Accounts Posts: 5 ✭CarloSelfBuild


    Hi

    At the stage where we are pricing contractors in the Carlow area and also pricing direct labour. We are building a concrete bungalow style house with upstairs, velux windows, under floor heating. Total sq ft is 3,300. We would like an economic heating system and everyone is preferring oil over heat pump or opting for heat pump and solar panel and or wood pellet burner.

    Would definitely prefer to save some money by direct labour and putting it into the house.

    If we go with a contractor, does anyone know what would the current rate be per ft2?

    If we go direct labour is there an extensive list with stages on what we need to cover and the average price per trade. Having never built before nor dont expect to do it again it would be good to capture everything and not forget about something therefore costing us more in the long run.

    We have time on our hands and two very young children so no rush in finishing the job.

    Any info would be great!
    :confused:


  • #86
    [Deleted User]
    Posts: 31,118 ✭✭✭✭ [Deleted User]


    Well you could start by looking at some of the selfbuild websites/blogs that are linked to within this forum. (see sig below ;) for one of many to be found here)

    As there is a bit of a turn-down in the building industry at the moment you should be able to get more competative prices from subcontractors.

    If you construct it yourself (own-hand) you will find it takes up ALL of your time and the kids (& missus) will miss you..

    Oil is by far the cheapest in the short term, but alternatives will work out cheaper than oil after seven - ten years, capital cost plus fuel spread over the years. I'm putting in oil this year and solar panels in next year on the garage when built plus space for a multifuel boiler.

    Good luck with the build.


  • #87
    The Jewson Rep
    Closed Accounts Posts: 2 ✭The Jewson Rep


    hi all newbie here and i just thought i would say a good builders merchants rep can be worth there weight in gold.. good luck all with your projects and if i can help i will


  • #88
    muffler
    Registered Users, Registered Users 2 Posts: 46,304 ✭✭✭✭muffler


    The Jewson Rep wrote:
    hi all newbie here and i just thought i would say a good builders merchants rep can be worth there weight in gold.. good luck all with your projects and if i can help i will
    Hi and welcome. You my well be of some assistance here and Im sure you will get a few queries in relation to product pricing etc.

    Just a word of caution though. Dont advertise the firm you work for as it would be in breach of house rules.

    Enjoy the forum and feel free to join in on any of the topics being discussed.


  • #89
    The Jewson Rep
    Closed Accounts Posts: 2 ✭The Jewson Rep


    opps sorry.. can i just change it to the sales rep ??


  • #90
    muffler
    Registered Users, Registered Users 2 Posts: 46,304 ✭✭✭✭muffler


    Nah. Dont worry about the name - its the business end or the advertising thereof that is frowned upon.

    All I can say is dont post things like we have special offers on XXX products at the moment or we deliver free or the likes. Basically just avoid any linking to your business. You'll get the hang of it.


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  • #91
    smashey
    Registered Users, Registered Users 2 Posts: 21,676 ✭✭✭✭smashey


    muffler wrote:
    Nah. Dont worry about the name - its the business end or the advertising thereof that is frowned upon.

    All I can say is dont post things like we have special offers on XXX products at the moment or we deliver free or the likes. Basically just avoid any linking to your business. You'll get the hang of it.

    Yeah, he'll get the hang of it reeeaaaallllll quick.


  • #92
    craggel
    Closed Accounts Posts: 51 ✭✭craggel


    CarloSelfBuild wrote:
    Hi

    At the stage where we are pricing contractors in the Carlow area and also pricing direct labour. We are building a concrete bungalow style house with upstairs, velux windows, under floor heating. Total sq ft is 3,300. We would like an economic heating system and everyone is preferring oil over heat pump or opting for heat pump and solar panel and or wood pellet burner.

    Would definitely prefer to save some money by direct labour and putting it into the house.

    If we go with a contractor, does anyone know what would the current rate be per ft2?

    If we go direct labour is there an extensive list with stages on what we need to cover and the average price per trade. Having never built before nor dont expect to do it again it would be good to capture everything and not forget about something therefore costing us more in the long run.

    We have time on our hands and two very young children so no rush in finishing the job.

    Any info would be great!
    :confused:


    We are looking at building in the Carlow Area also amd were quoted €80-95 euro per sqft by our architect (from Carlow) - that was for contracting it out and not direct labour. By direct labour he reckons about €65 /sqft.
    Hope that is of some help!


  • #93
    GG66
    Registered Users, Registered Users 2 Posts: 712 ✭✭✭GG66


    We're about 2-3 weeks from moving in...fingers crossed

    It a cottage conversion with timber frame extension.
    About 2000 sq foot
    cellulose insulation in extension, dry lined old cottage
    underfloor heating
    Solar tubes and pellet boiler
    wind turbine on the way

    just finishing kitchen now, got MDF units made up by local carpenter with higher than normal counter and custom size drawers, etc, painted it with choice of paint colour, bought all handles for 80euro from wholesaler (bargain) getting kitchen counter tops in now. A local farmer had 3 year seasoned elm in his shed which has been cut planed and sanded. Looks great, original and costs less than wooden counters from suppliers. Appliances were bought over a 6 month period as we spotted sales. Whole kitchen should cost about half what we were quoted from kitchen suppliers for similar (not including our own time which was enjoyable) Looking great...

    Best advice I can think of is to price everything in the north if not overseas. Then use your builders vat number to get 0% vat. From my experience 6 mtrs of double lined flue for pellet boiler €1500 from heatmerchants, €860 delivered to my door from north. T54 wood glue 150 eu from south, delivered for 80euro from north. I could go on...


  • #94
    Villain
    Registered Users, Registered Users 2 Posts: 15,951 ✭✭✭✭Villain


    God what is it with Carlow people on here wanting to build?

    I have a planning application in with Carlow Co Co, which should go through if pre-planning was anything to go by.

    CarloSelfBuild when you say Concrete do you mean blocks or ICF? I have been looking at ICF although I know some brickies in the Carlow who are looking for work at the moment so it may work out much cheaper for me to go block as I can get the house to floor level myself if I go block.

    If I get planning permission it would be great to have some local people to discuss different pricing and perhaps share experience of different contractors, I am going direct labour as I have friends who are engineers and also building contractors, however I will need to source a plasterer and an electrician.


  • #95
    CarloSelfBuild
    Closed Accounts Posts: 5 ✭CarloSelfBuild


    From what I know ICF would be more expensive than the block. So going with the block. Was quoted E1 per block which seems pretty standard.

    If you can get a quote of around E80 ft2 can you PM me the builder? Would be great to know what is included in the price taking into a/c their previous references. :)

    Receiving contractor quotes of E95 to E100 ft2. With approx 2,200 ft2 on the ground floor and 1,100 upstairs do the builders charge, for example E95 for downstairs ie 2,200 ft2 only or include downstairs and upstairs 3,300 ft2 if we do not have concrete upstairs?

    Lot of the quotes we are getting are verbal now and we have requested them in writing, they seem to be dancing around the price. I suspect all the Carlow builders know what each other are charging so may be I need to go further afield to get a better quote??

    Thanks again for the replies


  • #96
    deadl0ck
    Registered Users, Registered Users 2 Posts: 4,188 ✭✭✭deadl0ck


    Hi all - we just got planning permission 2 months ago for a 3,370 Storey and a half in Westmeath.

    Got married a month ago, and we're not long back from the honeymoon and we've started to look for quotes for the build.

    We're initially getting quotes from contractors to do the whole job (as opposed to direct labour).
    One contractor I've spoken to said ball-park figure is €100 - €110 per sq. foot which sounds to be on the expensive side - but I'll wait till I get a proper quote from him (and the others) before any decisions will be made.

    We may decide to go the direct labour route, as we already have a house and there is no big rush to get the job done.

    Any advice would be greatly appreciated !!!

    We really don't know where to start !


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  • #97
    BoylerMan
    Closed Accounts Posts: 24 ✭BoylerMan


    CarloSelfBuild/Irish1,
    I am currently (Self)building a house in Carlow(3500sq Ft). I am currently finishing off the roof and will be starting stonework next. Garage (1000sq ft) and entrance has been completed. I can give you no's of blocklayers, etc if you need who I can recomend...and ones to avoid.


  • #98
    Villain
    Registered Users, Registered Users 2 Posts: 15,951 ✭✭✭✭Villain


    Sound BoylerMan, my Planning just came through last week so working on getting site signed over etc. Any contact numbers would be very welcome you can pm them to me. Thanks


  • #99
    muffler
    Registered Users, Registered Users 2 Posts: 46,304 ✭✭✭✭muffler


    BoylerMan wrote:
    I can give you no's of blocklayers, etc if you need who I can recomend...and ones to avoid.
    As irish1 said PM the details please.

    Generally we would prefer not to have names (and definitely no telephone numbers) posted up here particularly where theres going to be a rant or whatever about particular tradesmen.

    The only problem with recommending someone (publicly) is that it could be viewed as advertising or shilling. If its posted by a regular user then it may be OK but we have to be extra careful when it comes to a new user posting details of certain builders or companies.

    Safest option is always send details of tradesmen by PM. If ever in doubt just contact myself or smashey beforehand.


  • #100
    Pinky123
    Registered Users, Registered Users 2 Posts: 329 ✭✭Pinky123


    We are at roof level of a 3000sq ft storey and 1/2.
    We have used an ICF system for external walls and standard block work for ground floor internal wall. Upstairs will have stud partition.
    Main prob at the moment is we want to vault all ceilings upstairs be are severly restricted by ridge height. Hopefully will solve this this evening if our engineer shows up ;)


  • #101
    Villain
    Registered Users, Registered Users 2 Posts: 15,951 ✭✭✭✭Villain


    Pinky123 what are you planning on finishing the external walls with??


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