How long?

[AndrewSchofield]

I am aware this may be a very ambiguous question and there may be no way of answering it but if anyone feels they can offer some idea i'd be most greatful. I was wondering if anyone can give me idea how long it'll take to build an extension? Its a two storey extension on the rear of an existing house. It will contain a new utility room, shower/wc, hallway and a dining room on the ground floor and two new bedrooms on the first floor. The existing stairs will be taken out of the house and a new staircase provided in the extension. The new floor area provided will be 78sq.m. The walls will be faced in natural limestone externally and the roof (which hips into the original roof at 90deg.) will be covered with blue slate. There will be 4 new opening between the existing house and the extension (existing walls 550mm thick).

I realise its very difficult to estimate as there are numerous factors which will affect the build period, not least the number of people working on the job but if someone can tell me, is it likely to take 4weeks? 6 weeks? 6months?? Just a very rough idea? I understand if its just not possible to guess but if anyone can it'd be a great help.

 

[^woody^]

3 months normally. May be longer due to limestone, unless trades overlap (unlikely with small builders though)

 

[noseall]

12 weeks will take care of the build and probably finished plastering, but second fix carpentry i.e. doors skirts archies and window boards, plus any other fittings to the utility and shower will take another 2-3 weeks.

I would expect this to be a four monther particularly with the stairs and all. We go flat out on every extension and concentrate on only one job at a time. Granted, there are only two of us primarily and a job of this quantity would take about 4 months.

As woods has pointed out, the facade will add time also.

 

[AndrewSchofield]

Just to re-visit this thread from last year. The builders have started this extension for my sister-in-law. They originally said they'd start at the beginning of October and hoped to have it completed my mid to late November - a build time of 6-8weeks. As it was, they didn't end up starting until the beginning of February as the owner was doing all the excavation himself and didn't have it complete until Feb. When they started in February they upped there time estimate to 12 weeks. They've now been on site for just over 15 weeks and are just up to wall plate level with some external face limestone still to be done. They're estimating they'll have it done by the end of August!

I told my sister-in-law last september that i believed the fixed price the builders gave them was very low - if they based it on 6-8 weeks that would explain the low price and he looks like losing out on this job!

 

[theoldun]

Any day now I would not expect to see them any more. Hope you have not overpaid on stage payments.
old un.

 

[Static]

Yer also make sure all "materials" get delivered to site and only pay for works done rather than in advance..

 

[AndrewSchofield]

Any day now I would not expect to see them any more. Hope you have not overpaid on stage payments.
old un.

It wouldn't surprise me either - It's not my extension so i've not paid a thing but I did offer to look over the contract for them initially and manage the stage payments but they refused my offer. That said, he's a farmer so getting money out of him will be hard work so I too hope he's not paid for more than has been done at each stage? To be fair to the builder, they seem to be progressing the job steadily and they show no signs of 'doing a bunk' so maybe it'll turn out OK? I just can't see how they'll make a profit on it, or even breaking even?

 

[AndrewSchofield]

A further update. They're two weeks off having been on-site for a year now and its still not finished. It is nearly finished with just a few bits of finishing off inside to do and the drainage and external works to complete.

I'd be totally amazed if the contractor has made any money on this job - even if he's broken even. I understand the contract sum was around 57k. As i say, they've been on site for almost twelve months, two guys (builder + labourer) on site every day for at least the first 7 months, sometimes three guys (2 builders + labourer) on site, then for the last 5months just one guy (builder) most days (sometimes two builders). On top of that, the external skin was subcontracted to a builder who specialised in building in limestone, and plastering, electrics and plumbing have all been sub-contracted.

They weren't on site for two weeks before Christmas and week over christmas, but otherwise been on site every working day. Working 8.30am to 4.30pm (plus 15mile journey to and from site). I'm no expert on labour costs but i'm sure that just the labour costs alone must take up a huge portion of the 57k sum, before any materials, plant hire etc..?

Credit to them though, they've carried on to completition!!

 

[Nige F]

So they are working for a farmer - in a farming community/ area ? - then it doesn`t surprise me I know a couple of guys , one long retired , that work for wages - yes they really do that . But one lives in a BIG house with a smallholding and overlooks 80 acres that he owns - he just never felt the need to be a " buisinessman" chasing the bottom line . Still got there in the end and probably never owed the taxman much . Your contractor will have Broken even - and if he`s happy and paying his bills - then rejoice with him

 

[AndrewSchofield]

Nige - the site is on a farm in a rural area but the contractor is based in the middle in a large town over 15miles away so he's not really a country bumpkin doing it just to pass the time!!

I just find it odd that he told them he expected it to take 6-8 weeks (which i never thought possible anyway) and by the time its done it'll have taken over 12months - and no-one seems bothered about the time its taken! He absolutely promised he'd have the job completed before their baby was born - she's now 9 months old!!