House Refurbishment Work - Is this too good to be true?

Edward33

Registered User
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43
Hi,

I have received the following quotes for refurbishment works a fully detached 130m2 house built in the 1980's. Does this quote seem reasonable or is there any of the breakdown below seem too loo to be true?

  1. Heating system upgrade €8.500 - this includes replacement of dated oil boiler inefficient system with new gas heating system. Replacement of all gun barrel pipes and radiators in the house (maybe 12 radiators).
  2. Full Rewire €8.000 - this is a full rewire of the house and I have not got a breakdown but basic rewire only I presume.
  3. Internal insulation and replaster €4,500. Fit insulated paster board to all outside walls and plaster finish.
  4. Plumbing in two upstairs bathrooms to include sanitary ware €4,000 - retiling, new toilers and bathroom washhand basins.
  5. Additional addons €5,000 - allow this for the window boards, patching walls after electrical chase and stud work.
  6. Knock wall between dining room and bathroom and install steel support €5,500
  7. Labour and skips for stripping all the walls and floors €3,500 - all wooden floors and carpets, all wardrobes and kitchen presses to be dumped.
  8. Total Price = €39,000.

Does this quote seem reasonable, all number before VAT? Is there any of this breakdown which seems too cheap and therefore you would question if is being done the correct way? Any advise is much much appreciated!
 

Setanta12

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1,140
What do your quotes say? Have you checked referees? (I know I did these when getting some work done myself, it was a fraction of your cost)
 

elcato

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3,297
Pre madness it would seem a reasonable costing. Other factors on price would be rural location, local to builder perhaps. As Setanta says you need to check referees and make sure they are suitably qualified tradesmen for the gas and lecky.
 

Edward33

Registered User
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43
Thanks everyone all sound advice and good to hear at least the price seems reasonable. It was mainly the internal insulation cost at €4.5K that made me really think this is too cheap as I thought this can cost closer to €10K but I am no expert.

The house is in South Dublin and the builder/contractor is beside the location.
 

Edward33

Registered User
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43
Pre madness it would seem a reasonable costing. Other factors on price would be rural location, local to builder perhaps. As Setanta says you need to check referees and make sure they are suitably qualified tradesmen for the gas and lecky.
How would I check for referees. Would I ask the contractor or google the names to see if their is reviews online??
 

Edward33

Registered User
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43
What do your quotes say? Have you checked referees? (I know I did these when getting some work done myself, it was a fraction of your cost)
Any way you can tell me what in particular was a fraction of my cost? Is your house smaller or did you get it done years ago when it simply costs more today? I don't think it can be much cheaper from shopping around.
 

Alkers86

Registered User
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96
Plumbing in two upstairs bathrooms to include sanitary ware €4,000 - retiling, new toilers and bathroom washhand basins.

This seems very cheap depending on the sizes etc.

Do you have a design / specification or what is the builder pricing against?
 

Edward33

Registered User
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43
Plumbing in two upstairs bathrooms to include sanitary ware €4,000 - retiling, new toilers and bathroom washhand basins.

This seems very cheap depending on the sizes etc.

Do you have a design / specification or what is the builder pricing against?
Thanks, I have an initial broad quote with the above description but I understand exactly what you are saying. I will be requesting a detailed breakdown of products and specification of all works now at this point before I agree on the fee. I get the quote means nothing until I get a full specification and quantity of materials to see how basic etc.
 

Banemore

Registered User
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7
I would think its all an estimate. What type of quality in material is been used in plumbing, bathroom ware +tiles and i note nothing stated in you list for flooring replacement in rooms but was for removal?? . Material cost vary from quality so a price per sq mt for tile and flooring will give you a better idea. As for bathrooms a price the ware been used.
 

noproblem

Frequent Poster
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2,048
Good price. Now find out what you're getting and, on the external insulation and plastering of same? This is something I would grab with both hands as it's for practically nothing. Of everything you've shown in your quotation this one would be the biggest worry of all for me. Tread very carefully, very carefully.
 

spondulix

Registered User
Messages
19
Also suspicious of internal insulation bit. I got quoted 8k for a single partition wall, top to bottom, up to the attic. That might have been expensive but for a whole house it’s got to be far more.

Be careful with internal insulation, you can have breathability, dampness and mould issues if the installation is done poorly or not specced out correctly (maybe it’s not what you need).
 

Nicklesilver

Registered User
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12
If I was spending this much I would get some professional advice on specifications etc. There maybe grants from seai available for insulation and have you considered alternative approaches to heating system and types of insulation. every item should be specified in detail. take your time and get it right.
 

noproblem

Frequent Poster
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2,048
That works out at around €110/sqm. I've seen cheaper quotes.
An average sized detached house would cost in the region of €10,000.00 to get plastered only, not insulated, and that's not including scaffolding or materials. If it's in Dublin you can add substantially to that figure and i'm not overpricing it. I'll go further and say that the quote you have is absolutely ridiculous. I genuinely wouldn't be as surprised if there was €100k in front of the €39k and that's in no way having a laugh.
 
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Leo

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10,650
An average sized detached house would cost in the region of €10,000.00 to get plastered only, not insulated, and that's not including scaffolding or materials. If it's in Dublin you can add substantially to that figure and i'm not overpricing it.
OP is talking about internal insulation on external walls. No need for scaffolding and a lot less than 10k to slab and skim.
 
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Edward33

Registered User
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43
An average sized detached house would cost in the region of €10,000.00 to get plastered only, not insulated, and that's not including scaffolding or materials. If it's in Dublin you can add substantially to that figure and i'm not overpricing it.
I also thought maybe we could get internal insulation and plastering for maybe around €10K was my best guess. So I also thought the internal insulation price is far far too low. I will be requesting a detailed list to include exactly what is included in the price and specifications in the next week or so and I will post it here.
 

Feemar5

Frequent Poster
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351
Regarding the insulation there are grants available from SEAI - you could also check if your builder is a registered contractor with them. The figure of 4,500 for both inside and outside insulation seems far too cheap.
 
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