Advice for dummies on cost of drawings for small extension

Esho

We are planning to renovate a semi-detached house in two separate jobs.


The first, add two bedrooms with internal windows to a bare attic conversion.

The second is to add a 10sqm one-story extension, knock some internal walls, replace kitchen, new floors, move boiler and hot tank.


A friend of mine did plan, elevation and section drawings of both jobs, and we are very happy with them.


He said he’d do the work for free for experience, but I want to pay him for the survey and the drawings. How much is the going rate?

Will another set of drawings be needed to tie down the estimate so that it will be realistic?


Any other advice would be much appreciated.

Gumbo

Esho wrote: »

We are planning to renovate a semi-detached house in two separate jobs.


The first, add two bedrooms with internal windows to a bare attic conversion.

The second is to add a 10sqm one-story extension, knock some internal walls, replace kitchen, new floors, move boiler and hot tank.


A friend of mine did plan, elevation and section drawings of both jobs, and we are very happy with them.


He said he’d do the work for free for experience, but I want to pay him for the survey and the drawings. How much is the going rate?

Will another set of drawings be needed to tie down the estimate so that it will be realistic?


Any other advice would be much appreciated.

Did you require planning permission?
Are the drawings simply layout plans just to show you arrangement?

You will most likely require construction drawings from an architect or engineer for commencement on site and to obtain acurate quotes.

BryanF

What do you mean by 'internal windows'? A bedroom needs an external window suitable for means of escape.

Bracken81

+1 You'll need 1 (Escape Route) Window to each bedroom
Facing the outside world....not an Attic space


You will pay upwards of €2,000+ for Tender/Construction drawings

And they would be worth every penny
As you will have everything detailed on them you expect the builder to complete as part of the contract. Without them Costs might start running away on you

Esho

Thanks for your reply kceire - no, no planning permission required.

The drawings are scale plan/elevation/ section of what is existing and proposed.

What level of detail are typically in construction drawings? Would they, for example, detail where the sockets, rads, piping would go?

Esho

Thanks BryanF - I should have said that it is not a standard attic conversion. That build went through pp and has a standard staircase for access to what is now just a very large room that is the length of the house.

We want to put in two bedrooms on one side of the room but have some windows facing the rest of the room for light.

Esho

Thanks Bracken81. So every detail of the room etc nailed down so that it can be priced and checked.

Bracken81

Esho wrote: »

Thanks Bracken81. So every detail of the room etc nailed down so that it can be priced and checked.

Yep pretty much Esho.......keep the builder tied down to specifics

Gumbo

Esho wrote: »

Thanks BryanF - I should have said that it is not a standard attic conversion. That build went through pp and has a standard staircase for access to what is now just a very large room that is the length of the house.

We want to put in two bedrooms on one side of the room but have some windows facing the rest of the room for light.

You have major Building Regulation requirements for habitable rooms within loft spaces. Are you converting a 2 storey house into a 3 storey, or a one storey into a 2 storey?

http://www.environ.ie/en/DevelopmentHousing/BuildingStandards/PublicationsDocuments/FileDownLoad,1657,en.pdf

Esho wrote: »

Thanks Bracken81. So every detail of the room etc nailed down so that it can be priced and checked.

yes, because otherwise 2 different builders will price to different specs and you cannot compare who is the best option to go with. Builder A may be 3k cheaper than Builder B, but he has not included half the items that Builder B included.