Cost of finishing Annexe...we got the first quote & WOW I am shocked!

Pugster 2018

5 years ago

Hi Everyone

So we have bought a house with an unfinished 2 bedroomed detached Annexe. It's about 3-4 meters away from the back of the house, it has been built and has a roof on it, all windows and doors are in and all the steel beams are in place. Approx 10m by 5.8m.
We got our first quote back to finish it off, as below.

I would love some opinions on this quote. We are in North Yorkshire.

*Set up site with WC facilities and skip.
*Install new drains.
*Bring new services in from existing house. Water, gas and
electric.
*Insulate and screed floors.
*Build stud walls to create new layouts.
*1st fix plumbing for new bathroom, boiler and radiators.
*1st fix electrics and joinery.
* Insulate all areas as necessary.
* Plaster board and skim
* 2nd fix joinery. New skirting, architrave and doors.
* Install new kitchen. Kitchen supplied by client.
* 2nd fix plumbing. All sanitary ware supplied by client.
*Supply and fit new Combi boiler.
* Supply and fit 4 new radiators.
* 2nd fix electrics. We have allowed for 1 consumer unit, 16 double sockets, 4 switchesand 18 LED spot lights. All detectors to be hard wired.
*Supply and fit new uPVC fascia’s and guttering.
* Make good to ground externally.
* Clean down.
* Remove all debris from site.

£39, 660 + VAT
£47, 592

Any thoughts on this would be great. Our plan is to move into this Annexe whilst we get the main house renovated, but really didn't think it would cost that much?

Thank you for any help.

Featured Answer

acew1234

5 years ago

I'm no expert but it doesn't sound too bad for the work that needs to be done.

We are 1.5 years into a build and thought once the dry shell was up that was the major expense/work...it's not!
I think at the stage you are at we had spent about 40% of the total build budget (included drains and services to site)

We are planning on a total spend of £1500 ( no vat) per m2 but that's with us doing all insulation, plasterboarding and lots of other work... Basically on site working everyday. Probably if a builder was doing the whole thing we would be close to £2000 m2 but would have been completed in half the time. The house does have UFH and triple glazing, I've looked for the best prices on everything but it's all good quality. Material prices seem to be rising a lot too.
Have a look at this article
https://www.homebuilding.co.uk/the-basics-of-understanding-build-costs/

Comments (9)

Jonathan
5 years ago
It doesn’t surprise me- the total cost of a building that size would be £87k plus VAT and it is barely half built. So the quote sounds like it is to be expected- of course shopping around may get modest improvements.
Given that the main house is such a big project I wouldn’t spend this annex money if there is any danger that if will leave you insufficient funds to do the main house.
One option is to buy a £10k used caravan. Assuming this is 35’x12’ it will be only about 60% of the size of the annex but it will have a resale value in a years time.
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mattweeksdj
5 years ago
Yeah that actually does seem quite reasonable. You may be able to save money by getting professionals in for each individual task such as a plasterer for the plastering etc....as opposed to one company does all
Tani H-S
5 years ago
eek. that sounds a bit expensive to me and i am in lancashire.

we have a double garage - fairly good size but it would only be one bedroom with open plan lounge diner and shower room. (i can check the sizes but our plan attached)
it’s currently a shell with electric at the moment and we got quoted £25k (no vat so does help if you find a non vat registered builder!) to have a new fibreglass roof, all internal stud and insulation, new frontage with french doors, all new windows in black pvc, new electrics, plumbing (basically pretty much everything you were quoted)
we could even get it cheaper by reusing the white existing windows and getting a second hand set of french doors - might knock £1500 off that price.

that is detached and currently rendered single breeze block.
£20-30k is average price for our size.
Tani H-S
5 years ago
ps i would probably skip certain facilities like gas as things like that are what costs the money. our builder suggested having electric heating or underfloor heating instead and the water boiler which will run the shower and kitchen.

i would also try getting prices in individually from workmen without the vat if possible as you will probably find it works out a lot cheaper as more competitive.
Pugster 2018
Original Author
5 years ago
Thanks everyone! I think we may need to re-think about moving into here, instead move into the house and get the house done properly first :) I was also wondering if we would save on costs if for instance when we had the electrician on site doing the main house, he could also do the bits on the annexe at the same time. We might save that way with each trade doing their bit, and then us also doing some of it...Thanks everyone!
Tani H-S
5 years ago
yes i would say so. same with ours - we have been doing the main house first (although the OH wanted to do the annexe up first to move into as the main house is a building site, ha ha) and then realised how much the annexe was going to cost so we aren’t sure what to do with it yet.
the builders did say it would be cheaper doing say the plumbing and electrics at the same time to save on costs so it’s worth checking those things. also digging out ie if you are extending, then machine hire is less
Jonathan
5 years ago
Having got separate trades and in other projects having a builder with a full team I will only now do the full build route. (Assuming it is a big project and you aren’t just have three of four trades in.)
Unless you are an accomplished project manager used to dealing with trades getting people there when you want them, able to coordinate materials and anticipate when they are needed and unless you have a clear plan than you are going to stick to there is a real danger that the project will overrun in time and budget. Much better to get a contracted builder to deliver everything in time and ideally in budget (very difficult to get a fixed price quote that is affordable). It is also easier to maintain an alternative career if you only have one contact to chase.
PRO
U.studios
5 years ago
Unfortunately small jobs tend to be more expensive than otherwise thought, rule out the non essentials if budget is an issue. if you have any DIY experience of perhaps a friend with experience, list out the jobs you could potentially do yourself. The extension on my house was over budget so i ended up doing the flooring and tiling myself.

Cost of finishing Annexe...we got the first quote & WOW I am shocked!

acew1234

Comments (9)

Jonathan

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Cost of finishing Annexe...we got the first quote & WOW I am shocked!

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