House extension

[fermerboy]

I know it's a tricky one to price, but can anybody give me a realistic idea of a figure for building a storey and half extension maybe 6 or 7m square so about 36 -45 square metres?

Roof would be slates running back onto existing slate roof.
Nothing fancy just a decent extra room, with a extra bedroom above with combed ceilings.
I could probably do all the groundwork and foundations for it myself but from there would be trades.
Just batting ideas about at minute and trying to figure out affordability!!

 

[upnortheast]

Not so long ago the rough guide was £1000 sq m. Job seems to have gone silly recently. Both labour & materials.

 

[br jones]

1500sqm minus whatever you do yourself

 

[Ffermer Bach]

I was talking to a carpenter the other day, and he said, he won't give prices for jobs any more as the materials seem to be going up so much in price, he will only price now for his labour and say to the customer, these are the materials you need.

 

[Forkdriver]

We have been pricing up, but with stonewalling and timber sash windows and Welsh slate for a single storey lean to.and it's neck end of £2000 Psm

 

[vantage]

We’ve had plans drawn for a two story, 7 x 7m extension. Our first choice builder pulled out after quoting £42k- this was just to first fix! Have more plans now for other builders to price.

 

[Hampton]

It 100% depends on whether the builder wants the job, so impossible to price.
An example is that I got 2 plumbers to price re plumbing my house. Both were £25-28k! I then asked my friendly builder if he knew a good plumber, £12k.
Had quotes on renovating my farmhouse of between £200-350k.
friendly builder etc will finish the job for less than £150k re roofed, extension, plumbing etc etc.
It’s commonly known as a p!ss take!

 

[top char]

So many variables its hard to even give a rough figure,doing bits yourself and picking each trade carefully you would like to think 50k would do it in our area. I am doing all the joinery and groundworks, but i got three quotes from plumbers, roofers,electricians, and builders, amazing the difference with some! Got a labour only quote from builders and roofers and priced materials myself, but they weren't taking much on materials and it saved me having the vat lying out.
By the time you get architects drawings done and planning etc hopefully material prices will have calmed down a bit anyway. I'm 60-70% through my house and the rises are ridiculous. Feel free to pm if you want any info on local trades

 

[upnortheast]

Talking to someone "in the know "
Reckoned timber prices in North America were back almost to last years rates. Suggested in 4 months that could be reflected in UK prices

 

[Wisconsonian]

Timber prices will come back to earth. Labor prices will only come back when people need to work, and building is never the easiest or most attractive job.

 

[br jones]

in britain the timber price will remain the same as now, just wont rise with inflation,it will not come down

 

[goldeneagle]

For that size would expect it to be about £2000 per sq metre finished.
The more you do the more you save but the problem then lies with if there is a problem who is responsible for it and more importantly who pays to rectify.
Built 165m2 house for around £1250 m2 (oak finishes, slate roof etc) in 2019, completed end of 2020. When speaking to builder at sign off prices up 20 to 30% at least was what he said.
Phoned in summer about snagging list, builder having a big problem with materials and keeping tradesmen as wages in North East Scotland must be increasing as guys who did my build have moved on or set up by themselves.

 

[George from SJM Planning]

All of the builders we recommend at at least £2k per sqm.

 

[Mark C]

Talking to someone "in the know "
Reckoned timber prices in North America were back almost to last years rates. Suggested in 4 months that could be reflected in UK prices

I heard the same. We buy shavings diectly off a timber processor who have been mental busy during lockdowns. They have slowed right down now due to less demand (diy job all but dead as summer is over and people gone back to work) He said that this time of year they would traditionally be building up stock for nect year but are holding off as the indications are that the timber price is coming back and they don't want a load of expensive stock in their yard. Hence from having 20 artic loads of shavings in their yard last month to none this week. He also said that American timber is back at pre covid prices. We just need decent conditions to be able to get the timber out of the forests this winter.