Cost of stock-man's cottage?

[flyonthewall]

We are looking at the viability of either replacing an existing subsided cottage (which is almost written off cost wise to repair fully), or an additional property on farm (we own the freehold) to house a worker as we are short staffed and need to recruit/retain (and have a bit more control over ....) another stock/farm person. Looking to build a good quality, but can be basically fitted detached cottage of approx 100 sq meters what sort of budget should I be looking at roughly, I read on the net anywhere between £1,100 to £1,700 per sq meter. Foundations I have been advised of a piled raft type around £30,000 by a reputable piling company, and I have been given a budget of £3,000 for planning/building reg control (which is a bit tight as we are in a national park in SE England and I expect to have to put an ag-tie on it).

We can help/do basic ground works ourselves- bringing in water, digging and laying septic tank. Not sure if there is a great cost saving in project managing it myself (only ever done ag buildings), or just sign it over to a local building firm to get a 10 yr NHBC guarantee.

 

[ffukedfarmer]

What is the reason behind the piled raft foundations? Is the site surrounded by trees or are you building it on really shitty ground?

Do you really need a warranty on the build which there is obviously a cost for. If you are using a main contractor (reputable and long standing) then they should warrant their work for a similar period.

 

[Blue.]

What about a log cabin or similar construction?

I've a relative with a single bed cabin and it came in at under £50k all done,he got a local joiner to build the structure rather than the a bespoke log cabin firm.

I'd always project manage my self,spending other people's money is very easy.

 

[milkloss]

What about a log cabin or similar construction?

I've a relative with a single bed cabin and it came in at under £50k all done,he got a local joiner to build the structure rather than the a bespoke log cabin firm.

I'd always project manage my self,spending other people's money is very easy.

I'd roll with this one, some cabins are really good now and when setup well will last a long time.

Not sure how building a workers resisdence is justifiable nowadays (not disagreeing it is deserved for a good worker) unless there maybe an underlying reason for it. Was the old one insured for subsidence? Will you consider rebuilding it after putting the new one up? Will the planners make you remove the old one in exchange for building a new one?

 

[Deereone]

Do you view this as an investment? If so, don't scrimp on materials. You can get all the VAT back when it's signed off by building regs. I built two houses myself, but wouldn't do it again; life's too short.

 

[flyonthewall]

Agreed with the log cabin, it would certainly be cost effective in the short/median term and very easy to install, this would probably be less acceptable to the planners though as they want traditional cottages. Reason for the piled raft foundation is the ground is running sand/interspersed with gravel. I see it as a capital investment, even if I don't realize it in my lifetime, I would rather spend the money on a new property than buying new cars/tractors to see them worth next to nothing in a decade. As the NFU man told me nuts and bolts depreciate bricks and mortar appreciate! I had a budget of £150,000 in mind, not sure how far that will get me? The subsided property is built on fill and some of it has probably been initial settlement, movement has dramatically been reduced since all the drains and gutters fixed, so it could probably be substantially repaired - the issue is that whilst £10k (fixing in my spare time what little I have of it) would probably get the old property up to lettable/decent standard, spending £90k can't be justified and would be better spent on a new property. I just need to prove a decent case of the NEED for an additional property agriculturally.

 

[Doing it for the kids]

Build new and get the vat back, if you don't you will always look at the older, cold half patched up shitty floor plan of a house and regret it.

Log cabins work v well and cheaper, otherwise built a sensible cottage. Plenty of simple floor plans on the net, don't reinvent the wheel.

Where are you in the world?

 

[phillipe]

Build a proper house,if you get done and moved in for 150 grand you will be doing well

 

[flyonthewall]

Live in the south of England, don't want to repair something that will get damaged again if no underpinning/stabilization has been affected. When we had the wet winter of 2014 was when we had lots of cracks appear in the ceilings to the first floor - back of the house was sinking, pulling it away from the front. We haven't had anything as wet since so movement has been as pronounced. I dont want to spend £100k on something and it not be right, hence rebuildings the best plan, just cash as dont want to borrow!

 

[l'ordinary bonville]

I've just built 2 semis for a tad over £200k all in. Conventional build type each a small 3 bed.
Just to carpet at end

 

[Doing it for the kids]

What square footage was that?

 

[l'ordinary bonville]

Can't remember.
Still being finished and it feels small

 

[Poorbuthappy]

We're 3/4 through building a new farmhouse. 200 sq metres plus large garage and will be within £200k. I am doing a lot myself though. Frame company to put up SIP panels and 1st floor and roofers to get watertight. Built up to dpc myself and most other stuff except plastering, electrics and hot water side.
Will be practically up to passive haus standards on insulation value so haven't skimped on structure.
So I would say perfectly feasible to do 100m sq for £150k

 

[flyonthewall]

£150,000 is the sort of budget I had in mind 100 sq meters provided the layout is well planned gives a reasonable 3 bed house. Builders seem to want daft money for building and basic jobs in this part of the country. I am just hoping to be able to prove to planners of the need agriculturally and am happy to impose a tie, this is probably where I will need professional help. It makes more sense to invest the money into something new than spend it all on something essentially damaged and subsided - the old cottage could be still be made sound for £10k and moved back into using my own time. Its just the planning........

 

[A Farmer]

@t2rk5y