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[Sir Tigger KC]

I have 2 bedroom house which I want to convert to 3 bedrooms and have been getting quotes from builders.    It's an awkward layout as the bathroom is currently in the front of the house, but it has a big back bedroom which I can split into 2 rooms and still have 3 decent sized bedrooms and an upstairs bathroom, which is rare in the area. 

The big bedroom measures 4100 x 3100 mm and I want to make the bathroom 2200 x 1900 mm with a 1900 x 900 mm corridor to the bedroom.  The plumbing for the existing bathroom run under the area where the new bathroom will be, as do central heating pipes, so that's not complicated.  They'll have to cut a hole for a new window (600 x 1000) in the old 3ft thick stone walls (supply and fit window) and also the drains will go out through the wall and into the existing stench pipe. There will have to be some adjustments to the drains at the manhole in the backyard and cap the drain from the existing bathroom which runs under the house to the back yard. So stud walls, plastering including skimming the walls in front room where the tiles have come off. Fit new bathroom suite supplied by me, electrics, new rads in both rooms, replace old floorboards in new bathroom with ply, and 2 doors with liners. All materials apart from bathroom suite to be supplied by builder and not to include floor covering or tiling.  

Simple job right?   

The first quote has come in today.       Drum roll...............                 £9800 excl VAT!                      Kinn'ell!!   

[Field Marshal Dr. Opti]

I have 2 bedroom house which I want to convert to 3 bedrooms and have been getting quotes from builders.    It's an awkward layout as the bathroom is currently in the front of the house, but it has a big back bedroom which I can split into 2 rooms and still have 3 decent sized bedrooms and an upstairs bathroom, which is rare in the area. 

The big bedroom measures 4100 x 3100 mm and I want to make the bathroom 2200 x 1900 mm with a 1900 x 900 mm corridor to the bedroom.  The plumbing for the existing bathroom run under the area where the new bathroom will be, as do central heating pipes, so that's not complicated.  They'll have to cut a hole for a new window (600 x 1000) in the old 3ft thick stone walls (supply and fit window) and also the drains will go out through the wall and into the existing stench pipe. There will have to be some adjustments to the drains at the manhole in the backyard and cap the drain from the existing bathroom which runs under the house to the back yard. So stud walls, plastering including skimming the walls in front room where the tiles have come off. Fit new bathroom suite supplied by me, electrics, new rads in both rooms, replace old floorboards in new bathroom with ply, and 2 doors with liners. All materials apart from bathroom suite to be supplied by builder and not to include floor covering or tiling.  

Simple job right?   

The first quote has come in today.       Drum roll...............                 £9800 excl VAT!                      Kinn'ell!!   

Define builders.

My definition of 'builders' is people who fu*cked about at school and left without any qualifications. They then buy a shagged out old van and suddenly they become 'builders'

In no time at all these same 'builders' are experts in gutters, gardens, driveways. Some will also be qualified electricians and plumbers.

It must be true because it's all down in the small ad they have placed in the local paper.

Even if you are just a 'have a go' DIYer in all probability you will be more competent than 90% of builders.

[powerslinky]

If  I was quoting  . . . my first concern would be cutting an opening & putting a lintel or lintels ( may need at least 2 ) into a 3ft thick STONE wall . . .  the words "opening" &  "can of worms" comes to mind .

But then of course builders in your locallity will / should understand that form of construction  . . . shouldn't they ?

[Field Marshal Dr. Opti]

My advice would be to do as much as you can yourself.......and for the part you don't feel comfortable with choose your builder 'extremely carefully'

Good builders do exist but it is a minefield finding one.

[Bigron]

Al, your definition of "builders" is right on the money!
At college, I did have some dealings with the Construction Department (as little as possible, actually) and if they ever attended school at all, it was only the minimum attendance necessary for mum (usually single parent) to collect Benefit Payments.
Observing a class one day, I saw several students wearing headphones. I asked the Lecture in charge if that was allowed, and he said it was necessary - go and listen.
I did so, and heard a taped message on repeat, saying "Breathe in; Breathe out. Breathe in....."

Ron.

[Rods2]

To save time and money I'm not sure a 'controlled' explosion will work on making a hole in a 3ft thick wall?


6427

[Sir Tigger KC]

You could be on to something here Rods! 

I could get OOF's resident explosive expert round to blow a hole in the wall and then claim to the insurance that I had a tenant who was cooking up Meth or something and it went horribly wrong!     

[STEMO]

House renovation party, anyone?

[Kevin Wood]

You could be on to something here Rods! 

I could get OOF's resident explosive expert round to blow a hole in the wall and then claim to the insurance that I had a tenant who was cooking up Meth or something and it went horribly wrong!     

Damn! I did have an old garage door down there he could have punted through the wall. It's gone to the tip now, though.

[Sir Tigger KC]

Second quote came in this morning.  £7400, which is better but still alot more than I envisaged. 

Ironically, I'd have more confidence in this guy than the first guy who wanted £2400 more for the same job. 

[Field Marshal Dr. Opti]

Second quote came in this morning.  £7400, which is better but still alot more than I envisaged. 

Ironically, I'd have more confidence in this guy than the first guy who wanted £2400 more for the same job. 

Have you considered the builders Bodgit and Scarper?

[Sir Tigger KC]

Second quote came in this morning.  £7400, which is better but still alot more than I envisaged. 

Ironically, I'd have more confidence in this guy than the first guy who wanted £2400 more for the same job. 

Have you considered the builders Bodgit and Scarper?

I've used them before!     

[Nick W]

Al, your definition of "builders" is right on the money!
At college, I did have some dealings with the Construction Department (as little as possible, actually) and if they ever attended school at all, it was only the minimum attendance necessary for mum (usually single parent) to collect Benefit Payments.
Observing a class one day, I saw several students wearing headphones. I asked the Lecture in charge if that was allowed, and he said it was necessary - go and listen.
I did so, and heard a taped message on repeat, saying "Breathe in; Breathe out. Breathe in....."

Ron.

If you listen for long enough, you'll hear "make tea"

[Bigron]

No you wont - they never had courses that advanced needing that skill level!

Ron.

[Nick W]

No you wont - they never had courses that advanced needing that skill level!

Ron.

It's the only innate skill they have; they just need to be reminded to do it

[Bigron]

Ah, they do have another - the ability to detune the transistor radio so that it makes their choice of music sound even wirse!

Ron.

[Field Marshal Dr. Opti]

Here you go, Sir Tig. A couple of 'honest as the day is long' scouse builders as recommended by your great uncle STEMO.
https://www.youtube.com/watch?v=bzIPigkZSy4

https://www.youtube.com/watch?v=vgm9Wc3NWQU

[Marks DTM Calib]

Does not sound to bad given the work scope, do the quotes include potentially planning (for the new window, dependent on location) and building regs (needed as you are messing with drains and carrying out structural work)

[Lizzie Zoom]

Just to put my two penny worth in on this thread, and having extensive experience in obtaining estimates from builders on a commercial basis, I hope Sir Tigger you are following the basic rules of finding the best contractors, who are often not the cheapest.

I could type away going through the "check list" of things to do and not do, but instead being lazy just click on this from the National Federation of Builders which gives you an excellent guide:

https://www.builders.org.uk/find-a-builder/tips-for-choosing-a-builder/

 

[ronnyd]

Just to put my two penny worth in on this thread, and having extensive experience in obtaining estimates from builders on a commercial basis, I hope Sir Tigger you are following the basic rules of finding the best contractors, who are often not the cheapest.

I could type away going through the "check list" of things to do and not do, but instead being lazy just click on this from the National Federation of Builders which gives you an excellent guide:

https://www.builders.org.uk/find-a-builder/tips-for-choosing-a-builder/

 

Was that before or after your vast accumulated expertise in retail Lizzie?

[Bigron]

Is this Forum getting bitchier? 

Ron.

[ronnyd]

Probably 

[Lizzie Zoom]

Just to put my two penny worth in on this thread, and having extensive experience in obtaining estimates from builders on a commercial basis, I hope Sir Tigger you are following the basic rules of finding the best contractors, who are often not the cheapest.

I could type away going through the "check list" of things to do and not do, but instead being lazy just click on this from the National Federation of Builders which gives you an excellent guide:

https://www.builders.org.uk/find-a-builder/tips-for-choosing-a-builder/

 

Was that before or after your vast accumulated expertise in retail Lizzie?

No, actually at the same time.  Large retail premises, or even smaller ones, along with many associated properties, require continual investment in their structure, alongside regular repair, and every 5 years refits.  Knowing your contractors for jobs sometimes going into the tens of thousands of pounds was vital, as was knowing what had to be done within a very strict time scale.  Meeting local authority requirements, and Health and Safety objectives was all part of that, and only the best builders were usually employed, with full references and Tax Deduction Certificates  that we were required to check.

As I made clear in the tread you are referring to, but obviously did not read fully, I was responsible for all aspects of a multi-million pound division and it's P&L.  I wore many professional hats to achieve that, but thank goodness I had a property manager to call on who was fully qualified in that specialist field!   

[ronnyd]

Fair point Lizzie.

[Lizzie Zoom]

Fair point Lizzie.

 

[Bigron]

At least he was man enough to apologise, Lizzie: but then, he is another Ron! 

Ron.

[Lizzie Zoom]

At least he was man enough to apologise, Lizzie: but then, he is another Ron! 

Ron.

 

[ronnyd]

At least he was man enough to apologise, Lizzie: but then, he is another Ron! 

Ron.

Who said anything about an apology.

[Bigron]

It was implicit in your reply, Ron, and I assumed that you were a gentleman, like me. 

Ron.

[Kevin Wood]

Ours is a cheap Panachronic. Was about 70 quid IIRC. Does the job for reheating stuff and doesn't take up too much worktop.

[Terbs]

Bit more water with it, Kevin
Wrong thread

[Kevin Wood]

Oops! What happened there?

[Kevin Wood]

Guess I pressed the wrong button, eh?

[ronnyd]

It was implicit in your reply, Ron, and I assumed that you were a gentleman, like me. 

Ron.

No Ron lad, I,m from Suffolk.

[Bigron]

Sorry, I didn't notice how many fingers you had! 

Ron.

[ronnyd]

Webbed too, oh no, that,s Norfolk isn,t it.

[Bigron]

Oh yes, and they walk like ducks, too! 

Ron.