Getting a quotation and the reply says estimate? help?

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NOAH

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I badly need help as I am now convinced that I am a total greenhorn when it comes to the building trade. My needs are specific or so I think.

An old bungalow needs renovation, i want to demolish an old flat roof garage thats integrated to the bungalow, rebuild it wiith an bigger room and garage, all with a pitched roof keyed into existing roof of bunaglow. then extend out the back to have a bigger bedroom.ensuite with walk in wardrobe. Put bathroom in a bedroom, use old bathroom for utility, rewire all of house, new central heating, connect to main sewer. Increase size of a few doors, brick up a few others and so on.

All sounds easy, got all my architectural plans, and construction plans, planning permission granted 4 weeks ago. A sent out requests for quotes, got 2 replies, one verbal, one written. But all I am getting is a total figure with no breakdown, I thought I would have figures for a) central heating and type of boiler. b) re-wiring, no of power points etc, c) cost of demolition, d) cost of painting and so on but nothing just a total figure.

How can I get a proper quote ie what are the magic words?

Also, one bulder has quoted me for re-skimmimg all the internal walls, and has suggested I replace all the ceilings! How do I get a straight answer? Its 30 years old the bungalow. Architect said I could get all work done for around €100k but 2 quotes so far are 124 and 118 but exclude tghings like kitchen fittings, bathroom fittings, and floor coverings.

Help?? Totally lost

noah
 
NOAH said:
Architect said I could get all work done for around $100k but 2 quotes so far are 124 and 118 but exclude tghings like kitchen fittings, bathroom fittings, and floor coverings.
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Did you mean €100K or are you based in the USA or something? If you are in the USA then note that this is an Irish site and unlikely to be able to help with US based queries.
 
Noah,

I'm no expert but I would suggest that you go back to the two builders and ask for a breakdown of the quotes into materials and labour and / or by room or stages ie demolish existing garage, clear rubble from site and make ready for new block work = €6,500 -> labour x 3 days + skip hire (this is purely an example I'm not qualified enough to say how much these things should cost)

In my limited experience the builders that are able to accurately able to breakdown the cost of a job like this are usually the ones that cost the most!

I would also go back to the architect and ask him how his estimate is €100,000 if you are getting quotes well above this; would the architect recommend a number of builders?

efm
 
I am in Ireland, I wish I was in the USA, around Vermont for the summer and Calafornia for the winter!!

Thanks for replies. I am as they say, naive, I honestly thought that the quotes would be broken down but maybe these guys just dont want the work. I have read the written quote again and I will go back with a few questions. From what I can gather the only way I can keep the cost down is to a) do a lot myself, b) get direct labour - time consuming and my wife's patience has worn thin, d) just do without the nice bits. If only I knew someone who could give me honest answers.

noah
 
You have the answer to your question yourself above: "Getting a quotation and the reply says estimate". It isn't that anyone is being unhelpful or unclear. Your architect gave a ball-park figure of 100K. You listed the works you require to be done and gave it to two builders who returned estimates of the cost of the whole job.

If you want quotations for the individual components - central heating, rewiring complete house, installation of bathroom - the quotes for these are compiled by the builder (or his/her subcontractor) based on detailed specifications and architects plans.

Putting it another way - the builders in question have confirmed the architect's estimate for 'the job'. The next stage in project-working is when you meet with whichever builder you've decided to go with, with all your specialist brochures and the architects drawings - and map the details. The builder then (ideally!!!) sends you a written, itemised quote which you accept in writing. You accept or reject or modify the detailed list of works at that stage. Any changed requested by you after that stage - for example changing the location of fittings in bathroom or kitchen, or deciding you need more plug-points or a couple more radiators - is an additional charge on the original quotation.

To be meaningful the piece of paper must itemise and cost items separately, specifing finish quantities etc. If you engage a builder on an estimate you are fully liable for any additional work or additional time involved in completing the contract.

My experience has taught me that it is vital to formally specify everything in a very detailed manner down to the length and quality of the nails used. I am not joking!
 
I have been away, thanks for replies. I went back to Architect and it appears the people who quoted me may not really want the work!! or I may have put something in my covering letter that involved greater expense. I have agreed to send this letter to architect.

I have found out that plastering is very expensive so why it was suggested I re-skim all the internal walls defeats me. I will go back to builder who wrote to me as he must be fairly keen. Architrect is not keen for me to go down the direct labour route.

It looks as if this project will take years.

I will post back no doubt with more queries.

noah
 
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