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Costs for large 8m x 3m ground floor extension
Hello, I’m trying to navigate whether we can afford an extension on our house, but am struggling. I’ve had two architects visit and they’ve both said they’ll send me an email with details for me to decide on whether to proceed with them, but that was 2 weeks ago.
My questions are, how long does it take for them to get back to you? How do you decide between architects? Neither gave me an indication of what they charge despite me asking. And how do you figure out whether or not you can afford this kind of project?
I’d also like to know what types of extensions there are, are there options where you wouldn’t need to dig down foundations that is also potentially cheaper? We’re thinking a full width single extension to add a living area and utility. Approx 8m x 3m
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9 Replies
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This is a minefield. I’d think carefully about what you want, get some Pinterest photos together and see if any neighbours have done anything similar to what you want. We are half way through our extension which is double height, so bigger than yours but we went through 3 architects as the first one we didn’t like his idea and he wasn’t willing to compromise. So that was a waste of 1.5k.
I’ve previously done a side return and loft that was the same as the whole street had done and we got a architect recommended who was from 100 miles away. I think he came once, if at all. It was perfect as all the plans were already on the councils planning portal and he was cheap. It wasn’t complex. If yours isn’t complex think about getting all your info together then asking for specific quotes from recommended people. It’s easier for them if they can see clearly what you want and this will be reflected in the price.
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Why do you need an architect if it’s just a straight forward extention out back? A structural engineer will assess and do calculations for anything structural. All you need is a good builder who shares your vision and you trust.
If you don’t want to do foundations research the lightweight modular steel frame extentions. They can go on ground screws.
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Two years ago I got a fag-packet estimate on a single storey 4x4m extension to 2nd fix. It was £65k. A bog-standard loft conversion seems to be around £80k. I’ve heard a single story rear full width semi-extension now costs in the region of £100k finished, depending on finishes. Hope that gives you a very approximate idea.
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You could also try to get quotes from a specialist extension company or two who operates in your area, as they would do it all in-house (unlikely to employ a proper Architect, more likely ‘architectural technician’ or similar descriptor) with Structural Engineer and Building expertise and possibly some form of “Project Management” (I put in “” as this is more of a minefield). As ever, ask to talk /visit their recent jobs, get full quotation and check T&C if they don’t offer an actual contract.
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where are you based and what type of property do you have out of interest? Personally neither giving you any idea of what they charge isn’t a good sign it should be an easy package for them but then have either of them gone through a brief of what you would like?
It’s hard to reduce the cost of extensions sometimes as there are basics that cannot be avoided and as for systems which require less foundations it’s building control that will determine these anyway.
It’s always a good idea to look in your council planning portal and see who recently had an extension done and just knock on their door and ask if they wouldn’t mind you asking them about it! People are usually more forthcoming and it’s so beneficial to visually see and talk to other neighbours too?
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Near Bristol/ Bath. 3 bed semi. One got in contact asking if id had any more thoughts so i replied how i was waiting on more info from him and then nothing since. I’ve spoken to a couple of neighbours, but need to speak to them again.
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It is so common for this to happen, sometimes they are sensing your budget too might not be possible to do the work. I see this all the time where architects and contractors won’t respond because they are reading a situation. Typically if the work was a definite for you which is usually what they want, you might have done some initial surveying for example, have drain surveys done e.t.c. In all honesty doing extensions properly from a cost perspective is easily underestimated. Can you share your plans, thoughts and budget here if you feel comfortable?
Also what did they supply you that they were awaiting feedback on from you i.e. a document, meeting e.t.c?
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they didn’t supply me with anything. He seemed to be asking me if I’d decided whether to go ahead with it, but hasnt given me an idea of his fees. He explained the whole process and gave some of the different options like up to planning or to end of project and said he’d send an email with all info on there, including their prices. But none of it was forthcoming. I don’t think I gave a budget. But its around £80k so I know realistically we’re looking at single storey rather than 2 storey extension. Single storey is roughly 3 x 8 metres, no new kitchen. Just a utility (plumbing on same side as existing) and lounge room.
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This is a tricky stage, I understand you want to understand the potential cost of the project. In all honesty I have had done several projects through a feasibility investigative stage and to be honest it has gone as far as going to build regs drawing and then the homewoners has made the decision of what to cut back or even that they cannot afford it.
The reason is until you have these there is no way to gauge how much a contractor is going to charge for the work until you ave the exact drawings to work to. Its a bit of a pitfall for homeowners as we hope that architects will have a sense of some of the costs involved, but they aren’t estimators and I would never trust an estimate from an architect in my experience they can be wildly off and a good architect shouldn’t guess with very little to go on.
Your budget is on the cusp of what single story extensions are costing and that isn’t taking account of fixtures and finishes but so many know on most jobs that homeowners will typically blind sided and will just pull out that extra 20% from somewhere, somehow.
It may be a good approach to find another architect and ask them to undertake a feasibility study, it will cost but its work you would have to do anyway and will always be valid when you are ready to do the work. I do believe the planning stages of projects should take up at least 70% of the time doing any work before one even starts a project too.
Hope that helps?
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