How much does an extension cost?

We get asked to quote for extensions on the back of existing properties regularly. How much do extension’s cost?

Like everything these days prices have gone up, building materials often use a lot of energy in their production so it’s no surprise that most materials are up 30% since the conflict in the Middle East began. Like fuel the material price goes up very quickly then falls slowly afterwards.

• We recommend allowing  the following for extensions on an existing residential property. These are based on the build area not the internal footprint, under current building regulations allow walls to be 35cm deep.
  • Lower Range – £2,000 per square meter for a very basic spec
  • Mid Range – £2500 per square meter (underfloor heating, tiled floors)
  • Top Range – £3,000 per square meter, (large open plan area’s, huge bi-fold doors, home automation)
• An architect or architectural technician is normally required and this costs in the region of £1,000-£2,000. A good builder will have architects and architectural technicians they can recommend.
• Building control is required for any structural changes to your properties or adding a toilet.
• Then there is the VAT, most builders like ourselves are VAT registered and therefore need to add VAT on.

If your wondering if you need planning permission for a website, the government run planning portal has a very good section clarifying when a planning permission is needed.

What sort of things push the price up?

• Big steel beams, these tend to need a vertical steel to take the load and this normally needs a 1m*1m pad stone underneath the existing footings of the property. Allow £1,000 per meter once going above 4 meters.
• Roof Lanterns – These are not as expensive as you think, they start from about £3,500 installed.
• Kitchens  -these start at about £25k for a good quality kitchen with quartz worktops and appliances.
• Unexpected work, when working on an existing house (particularly an older house) there are unexpected items that can’t be seen until work is underway. This can put a lot of pressure on the relationship between a builder and the client. Having a 5-10% contingency is always prudent at the start of a project.

When would I need to pay the builder?

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• Most builders will ask for a small deposit to secure your spot in the diary, we would caution over paying more than 10% of the project value as a deposit. If you are paying a lot in advance the builder could be using this money to pay his other bills and then not have the money to do your job.
• We tend to ask for weekly or monthly payments to keep on top of the finances. On our project we issue out a weekly tracker that allows both parties to see what has and has not been authorised.
• As well as rogue builders out there there are rogue customers who don’t pay the bill. A contract is always recommended  for larger projects to clarify what happens if the relationship sours.

Should I go for the lowest quote I get?

• We are aware that budgets are stretched more than ever so it can seem very attractive to go for the lowest quote but if someone is substantially cheaper than others how are they going to maintain the quality that you as a home owner want from the final job?
• For larger jobs we would advise checking a customer references of previous jobs or seeing their previous work. Remember if something feels too good to be true, it normally is.

Should I get a warranty for building work?

• It depends on how much you trust your builder. Building control is there to make sure work is done correctly, Building Control ensures construction projects comply with minimum legal standards for safety, health, energy efficiency, and accessibility. They check plans and inspect work (e.g., foundations, drains, fire safety) for compliance with Building Regulations, ensuring new buildings are safe, energy-efficient, and suitable for occupation

Where should I go for idea’s?

• Shows like Grand Designs live are great for getting ideas
• Federation of Master Builders has a list of approved builders (like ourselves!)
• Magazines are great for flicking through and getting idea’s
• You Tube and the internet are full of idea’s

Interested in getting a quote for your project? text or call us on 07737 988 243 or email rob.bailey@swallowhillhomes.com

All prices are excluding VAT and are intended as a guide.

Beeston, Nottingham, Bramcote, Wollaton, Eastwood, Kimberley, ilkeston, West Bridgford, Edwalton, Wilford, FMB