Fao The Builder

[Bazile]

You ( and others ) have provided valuable info regarding our proposed extension .

Another question please .
As you know we are having a single storey extension across the rear of our semi ,mainly for a new kitchen / dining area

Plus the existing kitchen is to be converted into a shower and WC and laundry room .

What should be included in a standard builders quote and what would be additional costs?

[The Builder]

Baz, when I quote, I invariably include two lists.

1 INCLUDED:
All works as per supplied drawings.
Decorating (unless you're going to do it yourself.)
Electrical
Plumbing incl. connections to H and C pipework from the existing.
New radiator(s) and connection to system.
Fitting kitchen as per layout supplied (labour only.)
Plastering to finish- interior & exterior.
Drainage
Fitting sanitaryware incl. shower.
Site clearance
Foundations to a specific depth only (I always go for 1 metre.)
Floor finished ready to accept coverings.
Opening(s) into existing building.
Roof structure & covering incl. rooflights
Guttering etc
Disposal of all excavated material/rubbish etc. connected with the work.

EXCLUDED:
Kitchen & appliances.
Tiling
Floor coverings.
Lighting (unless specified in the drawings.)

Added to the price: Provisional Sums:
X amount for kitchen units (fitting is included above )
X amount for lighting (fancy lamps etc) (fitting is included above)
X amount for floor coverings (labour & materials)
X amount for tiling (labour & materials)

The Provisionals are guesses until I know what you want. I include them in the price and adjust them later when we know the actual cost.

I know this looks a bit haphazard, but I'm working in the dark here. To word it all clearly, I would be looking at the drawings and discussing your kitchen requirements, tiling wishes, type of floor finish etc etc. Every job is different. Never trust anyone giving you a "ballpark figure." Absolutely everything must be discussed and itemised.
Plus the inevitable VAT.

ps The reason for the 1 metre depth is simply because, until we get down there, no one has any idea of the ground bearing. It's usually enough, but you must be made aware that it will incur extra cost if deeper.
If it were the real thing, then I would make it all a lot clearer because I would have a better idea of just what I was building.

As you can see, I'm being a little vague because the whole project is contingent on a fully detailed quote. You would be quite surprised just how long it can take to work up a quote. I would probably spend a whole day on it. Then the whole of the next day checking it and putting in the things I'd forgotten.

As they say on all the best forums........... hope this helps.

[The Builder]

See? I've forgotten something already...

under Provisional Sums:
X amount for sanitaryware/shower (depends on your choice of product)

[Atheist]

Builder; do you still build full time? If so, I admire your energy in also frequenting this site and offering so much help gratis!

[The Builder]

Atheist: thank you. That's very kind.
I just sold a house recently to get my pot filled up again.
Now I can look around for the next "adventure".
Until then I'm "resting" ;o)

[Bazile]

Thanks TB - really appreciate your advices .

This is our first time having anything built and we are a bit anxious that we consider everything we need to before proceeding .

No doubt i will ask you further questions - thanks in advance :-)

[The Builder]

You're welcome Baz. Ask away ;o)