ONQ,
Just to answer some of your questions, best I can.
Firstly I make the above prices out at €186,684.00.....
Yes, sorry, you're quite correct wexford 7 - oops!
I think I added in a ballpark extra 14,000 - I estimated the addition cost for landscaping, path and insulation. I should have noted that - apologies for any confusion.
Architect drew up the design and submitting to council, did the percolation testing, signed off on the different stages and is going the BER cert, it might be abit more than 2000, as its not really coming out of the 200k mortgage, its coming from savings.
€2,000 would be very light for a comprehensive service, percolation test and certification.
The site itself is 0.75 acre on a flat land, doesn't require much work, driveway or entrance, fair enough is not done yet, the drive at the moment is just hardcore, for now we plan to get some pebble filling.
Hardcore might be easier to negotiate in the snow and ice, but its nasty stuff to fall on.
Now on to the tech bit. Electrics, Lighting, standard insulation came within the builders price.
Sounds a good price if it included the electrics - did he supply a qualified sparks for that price?
Spent an extra few grand on upping the grade of insulation. 100mm xtraterm in the floor.
This gives 0.15 or so it seems to say here.
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0.15 isn't "additional" afaik, its required with U/F heating.
Its a timber framed house, the builder is a carpenter by trade, so he done all that, he then contracted out the other trades...
Are you saying this isn't from a timber frame supplier?
What engineer signed off on the structural load calculations and certified the frame design?
Anyway there is 100mm of spray on insulation (recyled newspaper, can't think of the right name),
I'd be interested to learn more about this - I have had poor experience in a fire emergency with blown fill insulation in a fire situation in an attic.
Typically blown fill insulation can settle - I'm not familiar with spray on stuff, but I'd say there's room for operator error, but the little research I did a while back on recycled paper products suggested it was generally not as good as HD board in terms of u-value or Rockwool products in terms of fire-proofing.
On the fire issue, he details around opes and the ceiling wall junction must be done correctly if there is a sleeping occupancy upstairs to prevent the passage of fire but also cold smoke, fumes and carbon monoxide, which are silent killers. This is one of those must-have details, its not optional and must be done right on site.
then there is 1inch insulated plaster board, this on all external walls.
25 mm board usually used around opes on block builds.
Whatever about Rockwool and fibreglass insulation, I'd be a little concerned about the recycled paper and also how you prevent water vapour getting at it through every services penetration - are you using a services duct?
Internal walls we used 100mm xtraterm sound and heat insulator. In the roof there is 140mm glass fibre glass, with again 1inch insulated plaster board.
Does this insulation follow the line of the roof as per TGD F?
http://www.environ.ie/en/Publications/DevelopmentandHousing/BuildingStandards/FileDownLoad,1647,en.pdf
p. 28, Diagram 11, Detail D.
Because 140 mm + 25 sounds light and adding more quilted insulation above the ceiling will fill up the 50mm air gap - again there are details needed to avoid penetration of the structure by water vapour and cavity ventilation details at eaves and ridge to be followed. Perhaps you should ave a chat to your architect about these.
Some prices included VAT, some prices were Cash deals
Cash is king. We could have saved alot more. I said earlier it was a dormer, however its more a bungalow than anything, just with the attic converted. Might as well do the converting at this stage, rather than down the line, when we won't have the money. We spent extras on tiles, flooring and stoves....
Still a good price though.
My advice would be for you to ask your architect - not your builder - to check out the stuff above and see if there are any other compliance issues that may need to be addressed.
He should then discuss them with you and it would be best to take any required remedial measures now, while its cost effective to do so.
ONQ.
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All advice on AAM is remote from the situation and cannot be relied upon as a defence or support - in and of itself - should legal action be taken.
Competent legal and building professionals should be asked to advise in Real Life with rights to inspect and issue reports on the matters at hand.