Attic Conversion Quote High??

[Mahons]

Hi Folks,

We're looking at getting our attic converted and we've just received our first of a number of quotes for just over 25k, it seems likes a lot to me but as I'm not a builder and I've no other quotes yet it's hard to gauge.

The conversion is as follows;

Large Dormer Window to rear,
Raise Ridge line by 2 ft,
Move tank, add 1 rad to heating system
5 spots, 3 double plugs, TV and telephone point.
Move wall and door 2ft on first floor to provide more space for stairs.
Suspended floor (i.e. rsj)
Kingspan insulation in ceilings and stud walls
builders finish.
25k includes €1,200 for architect drawings, planning and certificate of compliance.

It's working out at 109 per ft2, now at the same time I haven't gone back to them yet so I'm sure there's some room for negotiation.

I was originally thinking no more then 90 per ft2 but maybe I'm being unreasonable.

Appreciate some advice.

Regards,

Mahons

 

[Guest122]

"Raise Ridge line by 2 ft" - Do you meen take of the entire roof, re-do all rafters and cross timbers, re felt, re batten and re slate/tile?
~ That one line could be a lot of work...
So €25k might not be as bad as you think.
Your architect should be able to give you a rough idea of the amount of work and costs involved

 

[Vinnie_cork]

"Raise Ridge line by 2 ft" - Do you meen take of the entire roof, re-do all rafters and cross timbers, re felt, re batten and re slate/tile?
~ That one line could be a lot of work...

My thought too.... removing roof and raising it 2 ft is alot of work. I had a quote last year for attic conversion with out altering roof height of €25k which I thought was too expensive at €75/ft2 considering there was no block work or roof work (bar the 2 velux windows). Dormer windows also are quite expensive.

 

[seolaim]

There was someone in the About Dundrum magazine offering a fixed price of 18K for an attic conversion (3 windows, insulation, TV point etc). I guess it should be possible to get the same for less since a fixed price means they're taking the risk which is included in the cost. But as BB2 says the raising of the ridge line could be adding a lot.

 

[mathepac]

...Raise Ridge line by 2 ft ...

As per previous posters, that's a major, potentially expensive piece of work on its own and not for the feint-hearted.

... includes €1,200 for architect drawings, planning and certificate of compliance ...

Your builder is charging you for these? That makes no sense to me. The more normal arrangement (but more expensive) is for you to have architectural and construction drawings done and have the project manager / architect oversee construction to these.

The dilemma here is you are paying the poacher to be the gamekeeper, to use a rather crude analogy.

 

[samanthajane]

I was thinking of getting my attic converted, but like you we would need to make the roof higher to do this. After calling a few people and getting advice from here we didn't go ahead. No one called out to the house so i never got a proper quote but 2 builders gave me a rough estimate that to re-do the roof and everything else i would be looking at figures around 30k+.

 

[Mahons]

Raising the ridge line does not involve taken the whole roof off. It would involve Extending the tip of the roof up by two - keeping the same pitch and then building the dormer straightout from the new higher ridge line hence providing the extra head room.

The company involved have a set fee of 1,200 with a local architect who obviously I would be dealing with direct. My own Architect priced the job @ 1,600.

I have another company coming tonight and then another tomorrow night, I'll let you know what quotes I receive from both.

From talking to two friends who are both getting extensions at the moment, both are paying roughly €90 per sq ft, I would have thought attic conversions should really come in lower as there are no fondations, block walls to be built.

 

[nai]

you still have to strip the entire rear half of the root as the pitch on the rear will change and then depending on whether the roof is hipped or gables you have to either build out the gables or will have to also redo the hips and sides of roof - quite complicated I would say (obviously without having seen your roof).

 

[Mahons]

you still have to strip the entire rear half of the root as the pitch on the rear will change and then depending on whether the roof is hipped or gables you have to either build out the gables or will have to also redo the hips and sides of roof - quite complicated I would say (obviously without having seen your roof).

true, but as I said in my original post;

maybe I'm being unreasonable.

It'll be intereseting to see more quotes.

 

[lightswitch]

Hi Mahons, Did you get any additional quotes on this> LS.

 

[Mahons]

We've had 3 more quotes since that first one. one at 25k and two both @ 21k. Still haven't made our minds up on what to do.

 

[onq]

We've had 3 more quotes since that first one. one at 25k and two both @ 21k. Still haven't made our minds up on what to do.

There seems to be a growing practice of builders "supplying" architects and engineers that I don't agree with. In the present case you seem willing to accept an architect retained by someone else to look after your interest for the sake of a few hundred quid under your own architect's fee quotation on a job that will cost thousands. Is that a wise decision? I don't think so.

Both the Architects fees look low, especially if they're going to certify the work. They should be in the order of 8-11 per cent. You should check that any architect to be appointed is a competent, qualified architect and ask for confirmation of his qualification, his years of experience post-graduation, whether or not he has achieved or is deemed to have achieved his Part III's and get him to confirm his Professional Indemnity Cover amount and any excess.

There are far too many glorified draughtsmen doing this kind of work and then leaving the owner chasing the contractor to remedy design faults and building defects.

The price also looks suspiciously low, given that raising the ridge line even a limited way will mean re-roofing a significant section of the house. Re-Roofing even in a limited way is not for the faint-hearted as the house will be exposed to the weather for the duration of the work.

Your architect and contractor should be familiar with the Building Regulations and in particular this Technical Guidance Document; -

http://www.environ.ie/en/Publications/DevelopmentandHousing/BuildingStandards/FileDownLoad,1640,en.pdf

If this all works out well, then good luck to you, but it looks like corners are being cut on work that has the potential to adversely affect your property and your pocket if it goes wrong.

 

[Mahons]

The company involved have a set fee of 1,200 with a local architect who obviously I would be dealing with direct. My own Architect priced the job @ 1,600.

The 1,600 quote from my friend does not include a certificate of compliance, that would come in @ another 1k to put it on the company insurance.

I'm fully aware of the conflict of interest in this situation and as I stated before I would be dealing direct with the architect and having been misguided in the past by a so called riai architect I would not be falling in to that same trap, once bitten twice shy.

Each of the companies that I have had out to quote are all respectable long standing companies with very good reputations, two have come with personal recommendations.

If this all works out well, then good luck to you, but it looks like corners are being cut on work that has the potential to adversely affect your property and your pocket if it goes wrong.

I'm not in the business of the cutting corners on any job. Just because I'm looking for the best price possible and seeking guidance on askaboutmoney should not indicate such. Surely in the current market, eveyone should be looking for the best price possible.

Mahons