Re: Garage/Utility extension approx cost.

[Andrew Mawson]

Hi,

> > I am wanting to build a garage + utility extension to side of the house, > with the possibility of including a second story bedroom on top. Thing > is, to get proper quotes I am going to need some detailed drawings. But > before getting to that stage I was hoping to get a rough feel of what > the two alternatives are likely to cost. The decision to go ahead with > bedroom on top may be dropped if it turns out too expensive. > > A typical saloon bar expert informs me that building a second story > should not cost that much more if it is done at the same time, because > "most of the expense is in the foundations and roof. In between is > largely putting up Lego bricks". (pinch of salt me thinks - what about > fire resistant upper floor etc.) > > Some details: > > Garage + Utility 10m total length x 2.7m wide (width limited by side > boundary) > Length divided approx 2/3 garage space at front, 1/3 utility space at > rear. > > Upper story recessed about 3m back from front. (Obviously requires > heavy RSJ or something to support front wall.) > > Tiled roof sloping to front to match look of house > > Would probably do own electrical and plumbing work. > > Don't know if building costs vary from region to region as much as house > prices. For what it's worth, we are the North East and a 2 bed semi > circa 1987 without garage goes for about £100k. > > I know this is a bit like asking how long is a piece of string, but > maybe someone has built, or had built, something similar. > > Thanks, > Rockydell

Somewhere between £95 and £150 per square foot dependent on MANY variables was what I was told.

It would be interesting to do a survey on the group of people who have had extensions & new builds done and work out if these figures still hold.

Andrew

[Parish]

I'll start the ball rolling. 6.5m x 3.5m single storey £27,000 which, roughly in my head, is 200sq.ft. so £135/sq.ft.

Parish

[Wanderer]

I have long held the view that when you arrive at a budget cost - including every possible thing and contingency you can think of - double it and you'll get a figure approaching the true cost of doing the work.

[Nick Finnigan]

My SiL did something similar, but more extensive.

Will also need piers to support the RSJ, which will eat into the width of the garage; as would having a cavity wall at the side to support the second floor. Scaffolding for building the higher wall right on the boundary might be interesting as well.

[Dean]

I'm in north Derbyshire. We are having an extension to our existing 2 bedroomed semi. We are building an integral garage, utility room, sunroom downstairs, with 2 bedrooms and new bathroom upstairs. The upper floor will be about 8m long by 3.5m wide and downstairs 10m x

3.5m (approx).

Three estimates from FMB registered builders (1 recommended by the architect, and 2 from the yelow pages) all came in at about 43,000 (inc VAT), give or take a couple of hundred punds either way. No wild variations, which came as a relief!

However, as the builder whol got the job (based on personal intutition really) said to me, the true cost will be about 25% higher, as specifications change. For example he's put in a PC sum of about £500 for fitting the new bathroom, whereas this would only buy a tap in my my wife's ideas for the bathroom!

Anyway, hope this helps.

Dean.

[rob]

we had estimates for around £25000 to do two floors and about £15000 for just the one floor. all this included was the built structure, and just the first fix door casings and windows to make it weatherproof. no electrics, no plumbing, no plastering.

You really need the drawings to get proper estimates. You may even have to have the front top floor recessed, so as not to make the house look terraced, and to have room for two off road parking spaces. scaffolding is not a problem, they can work from inside moving up. boundaries can be a problem but with the new legislation, you can build right up to the edge and build footings on your neighbours side without his permission. This is to prevent the stupid 6" gaps appearing between extensions. He can object and appeal, but will be stopped from interfering if you are granted permission. we are in the north west by the way, semis go for about £170,000 here. just recently had the extension to the rear. single story. cost about £15000 in total, it was made more expensive due to the internal ceiling following the roof line and two large velux windows being installed. great job though, did electrics and plumbing, painting, woodwork myself, but total overall was £15000. hope this helps rob

[Rockydell]

Useful info. Sounds like you have gone down a similar path. What size is your extension by the way?

Some houses in the street have garages built side by side without gap and with a continuous roof over them, they look far better. Do you know what the situation is when one person builds up to the boundary and the foundations extend over it, then the other person wants to build up to it without gap? Does the second person build on the foundations that extend onto his side? If so, what happens if those foundations are only suitable for a single story garage and the second person wants to build higher?

The reason I am asking is that the neighbouring house has a garage built up to the boundary, possibly by the original builders by the match of the brickwork. That may complicate things.