how many builders?

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bernie-woman

Joined: 28 Oct 2004
Posts: 7824
Location: shropshire

Posted: Tue May 16, 06 1:17 pm Post subject: how many builders?

We are about to get our planning approval - imminently

How many builders estimates should I get? - I am sitting here very confused - our architect reckoned a ball park fig for the build would be 25 - 30000k with a new boiler, and two bathrrom suites to add onto that

A friend of ours is a builder and has quoted for just the build - no bathrooms and the figure is nearly 50k

The architect is getting a builders estimate for us from the builder he recommends - just wondered how many I should contact?

Jb

Joined: 08 Jun 2005
Posts: 7761
Location: 91� N

Posted: Tue May 16, 06 1:24 pm Post subject:

The problem I found when getting estimates is that it's surpisingly difficult to get two builders to quote for exctly the same thing. In our case a kitchen rebuild and new central heating but they all had widely different prices and different options so a direct price comparison wasn't meaningful.

As for how many? If they start to repeat each other you have too many options but up to that point I'd go for the guy with best recommendations or references.

bernie-woman

Joined: 28 Oct 2004
Posts: 7824
Location: shropshire

Posted: Tue May 16, 06 1:27 pm Post subject:

JB wrote:

The problem I found when getting estimates is that it's surpisingly difficult to get two builders to quote for exactly the same thing.

This may be a stupid question but why is that? - surely they all need to use the same materials whoever is building - or is that just too simple

I just can't help feeling when I am talking to these builders that I am going to be appearing on Watchdog in the future

- haven't been able to get anyone to recommend a builder yet - am thinking of driving around the village looking for scaffolding

judith

Joined: 16 Dec 2004
Posts: 22789
Location: Montgomeryshire

Posted: Tue May 16, 06 1:33 pm Post subject:

bernie wrote:

am thinking of driving around the village looking for scaffolding

Actually, that is not such a bad idea. Both my BIL and OH's BIL are builders, and neither of them advertise. Their work either comes by word of mouth or by people accosting them when they are on site!

Edited to say that OH's BIL in Essex practically has a monopoly on work on a couple of housing estates!

mrutty

Joined: 28 Oct 2004
Posts: 1578

Posted: Tue May 16, 06 1:59 pm Post subject:
Bernie, yes that's the best way. Who ever quotes look at their work in progress and speak to customers. Don't look at a builders house as all the ones I know have houses that need work but they are too busy on other peoples if they're any good.

bernie-woman

Joined: 28 Oct 2004
Posts: 7824
Location: shropshire

Posted: Tue May 16, 06 2:05 pm Post subject:
Two houses near us have just had very similar extensions so I am goign to pop a note through their door/s and ask if they feel they could recommend their builder wish I could do it myself

Behemoth

Joined: 01 Dec 2004
Posts: 19023
Location: Leeds

Posted: Tue May 16, 06 2:05 pm Post subject:

To get comparable quotes, write down what you want and get them to put prices against each item. try to be as comprehensive and exact as possible. Rembemer this is an etimate and you can safely add a third. Once you get your estimates and have picked your builder revisit the list and spec everything in as much details as you can and get him to provide a quote for the work. This is the price you pay for that job. If there is any variation from the spec make sure that it is agreed between yourselves first and that he requotes for this bit of the work.

Housebuilder and Renovation magazine has indicative estimates of the cost of building work in theback of it.

Jb

Joined: 08 Jun 2005
Posts: 7761
Location: 91� N

Posted: Tue May 16, 06 2:43 pm Post subject:

bernie wrote:

JB wrote:

The problem I found when getting estimates is that it's surpisingly difficult to get two builders to quote for exactly the same thing.

This may be a stupid question but why is that?

I think its because the question they are asked is "how would would it cost to build X" not "how much would it cost to build X using reclaimed timber flooring, cavity wall insulation and hardwood frames". Of course unless you're a builder yourself you wouldn't necessarily know that you should have to specify that in order to geta consistent quote.

bernie-woman

Joined: 28 Oct 2004
Posts: 7824
Location: shropshire

Posted: Tue May 16, 06 3:13 pm Post subject:

JB wrote:

bernie wrote:

JB wrote:

The problem I found when getting estimates is that it's surpisingly difficult to get two builders to quote for exactly the same thing.

This may be a stupid question but why is that?

Of course unless you're a builder yourself you wouldn't necessarily know that you should have to specify that in order to geta consistent quote.

I think this is the problem that I have - with so many thing in life like car servicing MOT, building , plumbing etc... you just feel so vulnerable because you don't know -and why shoould I , I am not a builder, plumer, mechanic

It is just sooo difficult to identify people who won't rip you off - we have just been through this with having the kitchen done - it took me contacting and seeing 8 different people until this one excellent guy walked through the door - it is just a shame that he can't build extensions

Nick

Joined: 02 Nov 2004
Posts: 34535
Location: Hereford

Posted: Tue May 16, 06 3:15 pm Post subject:
Can that one excellent guy reccomend anyone? They tend to know each other, and a personal reference is a good sign.

bernie-woman

Joined: 28 Oct 2004
Posts: 7824
Location: shropshire

Posted: Tue May 16, 06 3:17 pm Post subject:

nickhowe wrote:

Can that one excellent guy reccomend anyone? They tend to know each other, and a personal reference is a good sign.

Good idea - He is popping round tomorrow with quotes for the bathroom/s - as whoever builds the extension - we want this guy to install the bathroom - I will ask him

cuff

Joined: 02 Apr 2006
Posts: 133

Posted: Tue May 16, 06 5:50 pm Post subject:
rough ball park between 1100 to1300 per sq metre floor area plus the dreaded.only a guide as dont know all ins and outs such as access ground condition spec

oddballdave

Joined: 08 Mar 2006
Posts: 259
Location: Telford, Shropshire

Posted: Tue May 16, 06 6:27 pm Post subject:

bernie wrote:

JB wrote:

The problem I found when getting estimates is that it's surpisingly difficult to get two builders to quote for exactly the same thing.

This may be a stupid question but why is that? - surely they all need to use the same materials whoever is building - or is that just too simple

For a flat roof:-
Chipboard, plywood or solid wood?
Three layers of heavy duty felt or four layers of medium weight?
Finish with chippings, solar reflective paint or green mineral felt?
Do it in one day (with an assistant) or two (on my own)

Torch on felt or barrel of tar?

The choice of wood gives me a price of �10, �20 or �40 for 2 sq m
Felt differs by �4 per roll
Chippings, paint or felt are the same price but make a huge difference in the time taken to finish the job.

So you want a new flat roof on your garage.
I can quote from �400 (cheapest option) to �2000 how do you know which roof you are comparing against?

Write down what you want in as much detail as possible.
Get as many ESTIMATES as possible. These are usually free of charge.
Then pick two or three to QUOTE in writing against your specification with as much detail as possible.

HTH

Dave
a some time self employed roofer

Jb

Joined: 08 Jun 2005
Posts: 7761
Location: 91� N

Posted: Tue May 16, 06 6:34 pm Post subject:

oddballdave wrote:

bernie wrote:

JB wrote:

The problem I found when getting estimates is that it's surpisingly difficult to get two builders to quote for exactly the same thing.

This may be a stupid question but why is that? - surely they all need to use the same materials whoever is building - or is that just too simple

A perfect example of how its only by knowing the subject in depth in the first place that you can get a consistent quote. Of course if you know that much about the subject you would probably do the job yourself.

oddballdave

Joined: 08 Mar 2006
Posts: 259
Location: Telford, Shropshire

Posted: Tue May 16, 06 6:49 pm Post subject:

JB wrote:

But, if I estimate for you, then I give general descriptions.
For a quote (which is legally enforceable) then I would definitely spec. for everything.
And I do mean everything.

Dave

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