Cost of extension build?

kmb

Hi,
Just wondering can anyone give a indication of what it would cost to build a extension to a house.
Extension is 26ft x 12ft wide wide a A roof and 2 veluxs with a 3 ft gap between house and extension.
So basically main outside wall,3ft gap to next partition wall with a door way.
And inside the room a 7ft x 8 ft bathroom.

House is in west waterford/east cork,and would be interested in maybe going direct labour if there are savings to be made so if there are any blocklayers,roofers or small builders fancy quoting then i can look at that option.

kind regards,

Kieran

Poor Uncle Tom

€31,000 to €35,000, very basic.

Builderfromhell

I'd agree with Poor Uncle Tom.
May be more if you have to re-wire whole house and change all old heating system.
Remember to apply for grants for new boiler, insulation etc.

kmb

Hi,The main house is only 20 years od old but we need the extension for the mother in law as she has a wheelchair and would like to build a bedroom and wet room in the extension.
The idea of the 3 ft gap is to increase the dining room and put veluxs on roof to lighten that part of the existing room.
I was told tonight maybe looking between 15-18k but he is to confirm all next week.
Surely direct labour would work out cheaper?


regards

kieran

sinnerboy

http://www.boards.ie/vbulletin/showthread.php?t=2055572757

-unlaoised-

hi kmb,
the extn is 312 sq feet, approx rate for contractor to carry out work would be in or around €110 / sq ft, = 34,320.

Direct labour there are definately savings to be made, estimate around 75 / sq ft = 23,400.

the price of 15 - 18k seems a bit on the cheep side 18k / 312 = 57 sq ft, which seems on the low side seeing as you are requiring a wet room.

be sure to get a full breakdown of what is included in the price if you are going down that route and ensure that it is being built (and insulated) to building reg standard

Builderfromhell

There are grants available for accessible toilets.
If going the direct labour route you should consider;
- insurance for build. Otherwise you could be liable for any accidents to employees or public.
- the hassle and time consuming nature of build.
- quality control of build.

kmb

Hi all,
He was saying for the external walls that he would have 2 x 4" block on edge with 50mmm insulation and then a 50mm insulated plasterboard on the inside.
is this okay with the regs?

regards,

Kieran

Poor Uncle Tom

No, it is not really. Condensation also has to be considered and as stated in previous threads, as a guide, whatever thickness of insulation is in the cavity then a max of half that thickness on the inside leaf. That conbination here will not work, imo.

I think there is a fundamental problem here. You appear not to have anyone designing your extension, the elamental design or the layout and you appear to be allowing the builder dictate the construction. Not wise.

Builderfromhell

Agree again with Poor Uncle Tom.
Condensation and mould growth risk too high especially in a Kitchen.
Also, can be awkward, but not impossible, to fit wall units to insulated plasterboard.

I'd put block on flat and use external insulation.

But you really need to hire a professional and get advice. It will be money well spent and probably money saved.

sinnerboy

Builderfromhell wrote: »

There are grants available for accessible toilets.
If going the direct labour route you should consider;
- insurance for build. Otherwise you could be liable for any accidents to employees or public.
- the hassle and time consuming nature of build.
- quality control of build.

Those grants are conditional on professional "sign offs" which will tend to ensure higher standards and with that realistic costs .... no €60/ft2 jobs "make it"

kmb

We originally wanted to go the grant route with a much reduced structure,got to local builders in lismore who are recognised by the health board to propose what they wanted to do and this was 6 months ago and never heard a word as it has been said that the grants have been cancelled for this year due to cut backs,i am not really sure if this is true.
As a alternative we decided if we hd to go our own way that we would make it a bigger room and extend the main dining room 3-4 ft to allow the veluxs to give light into it.

Any one know for sure if that grant situation which the builders advised us is true?

Regards,

Kieran