Extension Cost

[Muj]

Hi guys,

I’m looking to potentially purchase a house which will require a fair amount of work and an extension.

The reason for my thread is to see if anyone can give me an average cost of an extension in Birmingham. I could get builders out to quote but I don’t want to waste anyone’s time. The cost of extension will be the deciding factor as to whether I buy the house or not.

I’m wanting to do a single storey extension which is the width of the house (approx 7m) and goes out 4m with a pitched roof. Any ideas what this may potentially cost?

I’ve attached the floorplan.

Any help would be appreciated.

 

[thomp1983]

If its double story, fully finished I'd say about 40k, my builder works off £1400 a square metre for a fully finished cost, he used to do it off £1000 but with a the price rises this year he says that's unrealistic now.

Chris

 

[Muj]

Thank you! Sorry it’s a single storey.

do you have an idea of how much that may be?

 

[thomp1983]

Somewhere around 25k should see you near, it'll depend on what your putting in the extension for example you could easily spend 10k or more on a decent kitchen which would push the cost up considerably

 

[Muj]

There’s me thinking this kind of extension would set me back approx £50-60k

 

[Dad'n'lad]

Sure i read somewhere on here about £1500 per m2 is middle of the road, so around £40'000. Especially with the increases in materials, some materials, ie timber, cement, bricks, tiles are at least 50% more now, if you can even get hold of them.

 

[mrrusty]

Even now the material cost for the empty extension isn't going to be much away from £10K, so it's labour on top of that £500/day for a month maybe. £20K plus fit out plus vat.

 

[Dereekoo]

40k but that guesstimate is already out by 15% as your width is more than 8m

 

[^woody^]

Can an extension actually be built there in the first place? Site or legal restrictions?

Drains, ground/foundation issues? Party wall/ specialist design fees to bump up the costs?

Best not rely too much on random internet cost estimates if that alone will be the deciding factor on whether to spend hundreds of thousands of pounds on a house.

 

[mrrusty]

woody makes a very good point looking at where the wc and kitchen are.

 

[sxturbo]

My parents flat roof extension 2 years ago, had a drain running under so had to get a build over agreement. Size was 3.5 x 8 meters and this cost them £35k, all the quotes they got were of similar or more money.

This was for walls, roof, windows & doors, electric and plastering and boiler and new rads.

My dad run most of the cables, and the builders regularly used my dad's tools (wheel barrow and ladders mostly), and they consistently left my dad tasks to do of an evening ( moving things around, knocking a bit of wall down, or digging a hole any menial task that would help them along the way really) so they could crack on and my mum kept them fed, provided them with toast in the morning along with a cup of tea, tea and biscuits mid morning, bacon sarnies and tea for lunch, then tea and biscuits mid afternoon, builders always left site at 4.

My dad then had all the finishing to do, skirting boards, paint, kitchen, plumbing (that want heating related) etc etc

This was in Essex though.

I would be surprised if you could get the size of extension your looking at for less than 40k now

Edit: just realised the op posted in July. I'd have thought he would have made his decision by now.

 

[conny]

In case you are still deciding on this. Unless you are turning the extension into a kitchen you will be left with no windows in the existing kitchen. Also I think, but not sure, that you are not allowed a toilet to open directly into a kitchen without having a secondary door, (acts as a sort of air-lock). That was the rule in 1982 when I had a bathroom/toilet extension built which then opened into the kitchen.

 

[mrrusty]

that you are not allowed a toilet to open directly into a kitchen without having a secondary door,

99% sure this is no longer the case

 

[JP_]

a neighbour got planning this year for that. Regardless of rules, I find it really really weird to do this!

 

[mrrusty]

a neighbour got planning this year for that. Regardless of rules, I find it really really weird to do this!

I personally think it's an acceptance that with so many "open plan" rooms that extend the kitchen into other spaces, always insisting on two doors would be perverse. I agree, wc right next to kitchen isn't ideal, but a cloakroom on the other side of a large open-plan room including a kitchen isn't really a big deal.