Cost of Completing house from Builders Finish stage of build

vatanen

Hi Just wondering if any help us on the cost of completing a 4 Bed Detached House

Overall area is approx 360 m² / 3875 ft²

Timber Frame construction finished to a rough builder finish ( Can any help determine what a builders finish exactly ls ?)

- At present there is no skirting or architraves any where in the house
- Plastering around windows not completed
- No flooring
- No Toliets or Sanitary ware and fittings
- Also on our initial view we noticed that the Canadian Windows on one window is damaged with three panes of glass broken

It has light fittings, switches and plug soccets in place and connected to ESB

The House has been under construction with 5 years and appear work has been done on a very gradual basis


Dimension are as follows

Ground Floor

Entrance Hall
5m x 5.34m
Vaulted Ceiling

Study
2.67m x 5.02m

Kitchen
5.96m x 4.37m
Vaulted ceiling

Sitting Room
7.7m x 7.2m
Recessed lighting, Patio door to rear.

Dining Room
5.5m x4.76m
Patio door to rear, Recessed lighting, Vaulted ceilings

Downstairs Toilet
1.6m x 2.3m

Utility Room
5.12m x 2.00m

Cloakroom
2.1m x 1.85m

Downstairs Bathroom
3.1m x 2.1m

Back Hall Area
1.6m x 2.6m

Garage
6.38m x 5.69m
2xTeak Double Doors, Internal Entrance to Rear Back Hall

First Floor

Landing
5.17m x 5.29m

Master Bedroom
3.73m x 7.67m
En-suite 2.64m x 1.68m
Walk-in Wardrobe 3.19m x 2.69m.

Bedroom 2
6.05m x 3.31m

Bedroom 3
4.34m x 5.75m
En-suite 1.83m x 1.91m
Walk-in wardrobe 1.9m x 1.65m

Bedroom 4
4.2m x 3.25m

Main Bathroom
2.66m x 1.83m

Hot Press
1.74m x 2.05m

At the moment we are weighing up various possibilities and just wondering what would it cost to get the house to a livable standard no too concerned with the outside and landscaping as of now

Any information or view would be greatly appreciated

Elottois

Have you given any thought to the standard of finish you want? What type of flooring, sanitaryware, kitchen etc. would you like?

We purchased on house at a similar stage, however it is 2800 square feet. For approximately €100K we have nearly completed the interior to a high standard. We did not have enough to build the garage. We completed the ground works but do not have any landscaping. We have two ensuites that are tiled, but not fitted with sanitary ware, we are saving for our kitchen work tops now too!

Also to say we had a builder finish off the work and we modified the internal layout so that probably added an extra €20k to the figure.

My advice for what it is worth is, have a set budget and a contingency fund of 15% before you even think of starting this type of project.

Have a plan as to how you want to finish the house and cost that immediately. If you feel confident to project manage and coordinate the trades yourself, that will knock a serious chunk off the cost.

If you have any questions feel free to ask.

Victor

Moved from Accommodation & Property.

Moderator

vatanen

I am new to all this I wouldnt be too concerned on getting everything done right off the bat. Just the essential Flooring, Kitchen, Living area and maybe two bedrooms

For loan purposes do you have to get everything completed to drawn the mortgage ie Landscaping etc etc ?

Elottois

I can only speak from my experience with BOI, specify to whatever bank you are dealing with that you want stage drawdowns. The first for the purchase price and then probably 3 subsequent drawdowns. BOI at first were not willing to do this. They preferred to have 2, namely the purchase price and the other when the house was complete. After much back and forth they eventually agreed, with stipulations.

The stipulations consisted of a finished driveway and completed groundworks, paths around the house, no landscaping requirement, but we had to have the site sorted level wise etc.

Kitchen installed and bathroom, they were happy to allow two bathrooms to be completed and let us do a further two ensuites in our own time.

That was it really. Drawdowns took approximately 3 weeks to payout on submitting the completed paperwork from our engineer

MMC 23

Vatanen,

First you need to measure everything you need to do.

If you can get a hold of the drawings it will make it easier.
get the total lenght of
m skirtings @ €6.50/m
m architraves @€;3.50/m
tiling @ €20/m2 + materials

The price to complete sanitary ware and plumbing will depend on the number of bathrooms and quality of fittings.
If you allow €250 per piece of sanitary ware.
Allow €150-200 per piece for installation
You should also get the system tested to check for damage.
Painting costs
€4/m2 for walls and ceilngs,
€2.50/m for skirtings
€10/m for door frames incl architraves
€6/m2 for external painting.

Window are relatively easy and cheap to repair, there are lots of companies who will do this. There's typically a €70 call out charge + materials, say €40 per pane of glass, €10 per handle etc .

It sounds like its fairly well completed. As it's timber frame, make sure to get an infra- red survey done to make sure there's no missing insulation or the insulation has not dropped. These are good value for money, though they're not really that effective during the summer as the temperature differential between inside and outside is not huge.

What does the heating system comprise of?
Are there doors and frames installed?
Has the attic insulation been completed?

Getting a proper schedule of work completed and tendering it to a couple of small builders is the most economic way to get this done, it will also ensure that you get good quality work. As there's no design work, a QS would be best able to help you out for a very modest fee.

Any bank will want to see what their total exposure is going to be, so they will want to see a detailed estimate including all external works. A builder can give a quote for it, but may not include everything required to finish to job. Again, a QS removes a lot of questions for the bank here.