Simple (?) knock-through. Will builders be able to quote?

5 years ago

last modified: 5 years ago

We are planning what should be a simple knock-through - removal of 2 walls between kitchen and dining room (load-bearing walls) and installation of sliding doors and 2 velux. This is to create open kitchen/diner which will have a new kitchen installed.

There is no extension, just renovation.

I have my plans - existing and proposed (already submitted for planning permission as we are in a conservation area) The plans are so basic as it really is only 2 rooms knocked into 2.

Will these plans be enough for a builder to quote? Or do I need to have an indepth list of every single thing I want done? Can we assume......

removal of wallpaper

plaster finish

electrics

plumbing

ceilings

skirting boards

one of the floorboards a bit 'wonky' repair that

render the outside wall at each side of the sliding doors

put in the supporting beams

move position of boiler and actually install new one.

............ list is endless and these are obviously only things that a newbie to renovation can see but there are millions of other things that will be involved.

Do builders quote assuming they are doing all these things - thats the norm when working?

Do I find a builder that will install the kitchen too? I guess it would make sense? And the tiling too?

If a builder comes round to look, do we go over with them all the major things that we want done and they would know all the work that would be involved in doing that? (I think that would be the case to be honest)

Thanks for any advice!

Sort by:Oldest

Comments (4)

PRO
Earlsmarch
5 years ago
Ellie, firstly get the names of some good builders your friends have used and with whom they have been happy and that they can recommend to you. In terms of pricing, do not assume anything - and do not assume the builder will automatically price for any particular item. One would expect a good builder to ask plenty of questions to understand the full scope of the works but I would advise that the best way to avoid any unforeseen costs or misunderstandings is to provide as much detailed information as you can at the outset. Your client brief is essential in ensuring you get what you want and that all the tendering contractors have included these items - and that they are all pricing on the same basis. Time taken before you sign the contract will save you a lot of money and stress later on.
Ellie thanked Earlsmarch
Sonia
5 years ago
Write down EVERYTHING you want done so you and your builder are clear on the work to be done. My brother is a builder and he is frustrated when customers assume extra work is covered by the quote, so a list is essential. It’s when a customer says could you just do this, or that, but assumes it is included in the original quote that things can get difficult. I wouldn’t call your refurb simple either! Of course during the work you may want to make additions but at least the builder can quote for that as an addition. Never, ever assume anything!
Ellie thanked Sonia
Related Discussions
Victorian knocked through living and dining room design same or diff?
Q
Comments (16)
Thanks Ensign! The magnolia comment was just about a temporary measure as the majority of the room is already magnolia and we have some leftover from recent touch ups to our rental. Definitely won't be magnolia long term. We originally had a room by room plan, but got waylaid as we had to rip out carpets and wallpaper from upstairs immediately to get rid of smells. Downstairs we haven't touched the kitchen/utility, although we have had to strip both halls, again due to smell. With the exception of dealing with the floor, our bedroom will be finished first as it doesn't need any tradesman input. Everything else will have to be done in bits and pieces as and when we can afford to get trades in to plaster/ deal with pointing outside causing damp and so on.
...See More
Help! Tendering for builder quotes..... getting nowhere fast!
Q
Comments (8)
Thanks Jonathan, good to hear that our budget doesn't sound way off! We know we're in a pricier part of the country, but have been shocked at the quotes received so far. I didn't think our design was that elaborate! We have one steel where we are opening up the back of the house to push the kitchen out, plus a vaulted ceiling there with a couple of Velux windows. Our plan includes a couple of new french doors, but not bifolds or anything, so no major glazing costs. One things that could push costs up is our extension roof as its a slightly odd design (flattened a bit at the apex) due to jobsworth planning officer. We were also hoping to have it vaulted with one Velux, so there may be costs there with insulation, wiring, beams etc, although the engineer didn't think a ridge steel was necessary. There are no major plot limitations or access issues. We do need our existing tandem garage demolishing, plus removal of possible asbestos roof and moving the manhole to the new side passage. We also know that one corner of our new kitchen will need deeper foundations due to our leylandii hedge (which we'll probably remove at some point anyway!) - we've already had a fruit tree removed so it didn't impact the other side of the foundations. We have also asked for under-floor heating in the kitchen and know that we'll need to move/replace our boiler and possibly have a new consumer unit. We also asked them to quote for a couple of "extra" bits, like replacing the existing ancient front windows to match new ones, refitting current family bathroom, and stripping out some ugly wood cladding in the hallway. So I guess there are some issues and extras there which we need to explore further..... but we thought we had allowed for some of them by setting our budget around £100k and holding £50k back for spec decisions and unforeseen bits and bobs. We will definitely be speaking to the first builder who quoted £155k ex kitchen and bathrooms, as his quote was the most thorough and we had a good feeling about him. I think perhaps there can be some further discussion with him around costings and where we could make savings (or put things off until a later date). We were keen to get all quotes in before entering discussions, but the remaining two are taking an age.......
...See More
Best layout for knock through?!
Q
Comments (46)
Ok, this is embarrassing. We STILL haven’t had it done. We’ve had structural reports and building regs done. Then another builder came round to quote... and... he thinks we should do it another way. Essentially he suggested what Minipie and Rinq suggested!! 👏👏👏 I’ve put a shambolic plan below. Basically keeping the utility (again, as suggested by you guys, I’ve realised I cannot live without a utility - especially now we have a dog!). So the builder said it would be cheaper and just as effective to push the bifolds down and remove the wall in between. So, now my concern is, will we have enough space for a seating area and dining table. If not, I’m concerned it’ll be a big space with not much in it? New wall in red.
...See More
Builders quote! Advice needed
Q
Comments (8)
The RSJ installation could be £2500, the bifold will cost more than £3k plus steel and installation and could be significantly more depending on what they are made of. You might well need a structural engineer for £600. The kitchen installation is a £2/3k job. The electrics electrics could be £2k. The point is that if you break down all the work involved it is likely more than you are imagining and so if the £25k includes the cost of a kitchen it’s ok. Of course you are entitled to look for comparison quotes but at this busy time don’t delay and let an available builder get booked by someone else.
...See More
PRO
User
5 years ago
last modified: 5 years ago
I wouldn't term Knocking down two supporting walls and putting in structural RSJ's simple renovation. That's a big job and it's going to make a big old mess. So, yes, do make sure your builder is aware of the exact finish and i'm sure it will hopefully be plain but messy sailing!
graceh32
5 years ago
Hi Ellie, I work for a TV production company and we're currently looking for homeowners in London and the South of England with a design dilemma to feature on a new home makeover series for a major UK broadcaster. Our renowned TV property guru is looking to work with homeowners to help you transform your space.

If you're interested in finding out more about our exciting new series please get in touch on the details below:

Email apply@outlineproductions.co.uk or call 02031502742

Many thanks!

Grace

Simple (?) knock-through. Will builders be able to quote?

Comments (4)

Earlsmarch

Sonia

Related Discussions

User

graceh32

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US