Side return and loft extension

[SJK]

Hello,

I know this is a tricky one to answer but would anyone know the ball park figure for a side return and loft extension?

SR is going to be about 25 square meters when finished - and only going out to side of house.

Loft will create two bedrooms and shower room.

I'm asking as we've had quotes from ?90k to ?175k, and I'd be interested to know which end of that scale is most realistic.

Thank you

[LadyNorwood]

http://www.eastdulwichforum.co.uk/forum/read.php?20,1370224,1370245#msg-1370245

[morgy]

175 sounds over the top. we have had a few quotes for the same thing and reckon about 110 is a more realistic figure - but obviously each case/house is different and will throw up different issues. also we are only looking for a one bed/bath in the loft In the end we have decided not to do the side return - it's just too much cash for what you get and with the market a bit shaky there's a strong possibility you'd never see the money back. just my thoughts.

good luck

[mrcee]

Hi,

Its hard to give an informed view of the quotes without knowing the vague spec.

[Mick Mac]

In my experience, for a side return on it's own you are looking at 60 for the build only and 100 in total when you add in new good spec kitchen, flooring, lighting, doors etc. All aspects can be done more cheaply but you risk the quality of the finish so if you have the budget then do it properly, we used Plus Rooms.

Loft conversions are a lot easier and you should prioritize a side return specialist as your builder.

[mrcee]

We are currently looking at doing this and in the process of getting quotes however as we talk through what we want its easy to see how the spec adds thousands.

in terms of side extension we are looking at a similar design to http://www.rightmove.co.uk/property-for-sale/property-46134893.html

in terms of Loft we are looking at One bedroom, one study and separate shower room.

even still the spec within these structures can add thousands.

[mrcee]

It would be good to hear from others that have done either a loft conversion or side returm and what they would do different second time around????

[KidKruger]

For me, it's get the builders to put the structure up and make it weatherproof then run with it from there doing what bits you can yourself / bringing tradesmen in.

[Jeremy]

KidKruger Wrote:

-------------------------------------------------------

> For me, it's get the builders to put the structure

> up and make it weatherproof then run with it from

> there doing what bits you can yourself / bringing

> tradesmen in.

There's probably something to be said for that approach. All too often the finish is rushed because the builders want to move onto the next job.

[LadyNorwood]

Jeremy Wrote:

-------------------------------------------------------

> KidKruger Wrote:

> --------------------------------------------------

> -----

> > For me, it's get the builders to put the

> structure

> > up and make it weatherproof then run with it

> from

> > there doing what bits you can yourself /

> bringing

> > tradesmen in.

>

> There's probably something to be said for that

> approach. All too often the finish is rushed

> because the builders want to move onto the next

> job.

In theory a good idea, but if there are problems going forward, it is nigh on impossible to get anyone to take responsibility, they always blame the other tradesmen.... We found this and ended up massively out of pocket and it cost twice as much to put right (this was even using a project manager who also passed the buck) - if we ever do work on a large scale again, we will use one firm to do everything...

[KidKruger]

I guess what I'm saying is I do as much as possible myself and only get tradesmen in for the remaining jobs, which I'm able to be specific about, therefore measure outcomes/finish and address as necessary.

[mrcee]

Thanks, certainly some food for thought and I am leaning towards getting structure including flooring in place 1st.

[KidKruger]

if you can get the structure up, without having to worry about finishes, cabinet sizes etc. you can concentrate on that first phase with less distractions. Obviously there may be some items you need to have decided in front ie. if you're having underfloor drainage, where roughly the waste entry points will be.

[Mick Mac]

mrcee Wrote:

-------------------------------------------------------

> Thanks, certainly some food for thought and I am

> leaning towards getting structure including

> flooring in place 1st.

If you know a bit about building fair enough - but if not I'd recommend you use a builder who project manages and provides all of the other services as part of the initial quote, electrics plumbing etc. then he is responsible for them being available at the time they are needed.

[SJK]

mrcee - the link you've put up is the exact thing we're after!

I think it would be reassuring to hear from someone who's done a similar side return and loft extension, who could confirm that total cost was actually ?xxx amount.

It seems a daunting prospect to set out on this build without knowing what the final figure will be, and only have an estimate.

eek!

[Mick Mac]

We used http://www.plusrooms.co.uk/

They will give you a quote that includes everything from start to finish incl plumbing electrics etc - they stuck to time and budget. Any additional costs were our choice.

[mrcee]

We had plusrooms around recently, they were impressive. Mick Mac do you know which architect and plus rooms team was used on your job? I am reading reviews saying it makes a difference.

[DirtyBox]

I have just finished a loft extension and it cost 65k all in including a new boiler, pressurised hot water system, decorating, carpet, the whole lot.

[LondonMix]

I've done a loft and side return (at the same time).

The pure building costs for the extension will be circa 40k plus VAT and for the loft 45k plus VAT. So around 100k including VAT. However, to that you need to add all of the following:

? Measurement survey, engineering drawings, Thamses water fees, building control fees and Planning / certificate of lawfulness fees: 3k

? Architect fees: 12% of build costs if they project manage the build as well so 12k

? New Kitchen- 5k to 50k depending on what you want (12k for midrange with appliances)

? New flooring costs for extension and rest of kitchen: 750 to 2,500 depending on what you want

? Underfloor heating (if you want it): 2k

? Moving boiler / changing heating system to cope with larger house: 2k-4k

? New kitchen electrical fittings for kitchen: 1k to skies the limit depending on if you want LV lights, fancy chandeliers, how many sockets you want and what kind of finishing (chrome, flush, etc)

? Bifold doors and Velux windows (if you want them)?2k to 10k depending on what you want

? Flooring costs for new bedrooms and bathrooms and stairs: 2k to 6k depending on what you want

? New Bathroom suite- 1k to skies the limit

? Do you want to add in a ground floor bathroom under the stairs? Add 2k for that.

? Redoing your garden which will be wrecked?can be thousands!

All in 150k assuming you do nothing else to the house would be fair budget if it?s a mid market finish. It can easily be much more if you have expensive tastes.