Builder prices for new build

I have got 2 prices to build a c. 2385 sq ft house, the house is on a slight hill and will need a bit of dead build for the foundations to level, the builders are aware of this.

First builder has qouted me €195k (€82sq/f) to build a timber frame, no painting, no kitchen, level the garden, no driveway no kerbs, and I think a pc sum for the bathrooms

Second builder has qouted me €286,200 (€120sq/f) to build a brick house, painting on walls and celing, no kitchen, level & seed the garden, tarmac driveway & kerbs, and a pc sum for the bathrooms, he also mentioned a "Smarthomes" type setup were everthing is wired back to a central location?

Any thought of this? It's a big price difference

I would have thought a timber cheaper than brick for a start and tarmac and kerbing would be quiet expensive too as would landscaping. OWuldnt know if it comes to that amount but I'd get a few more quotes either side.

Get a breakdown of the quoted costs in both cases, so that you can see what the extra components in the brick build quote amounts to.

Whichever option you choose be sure to get a fully itemised bill of quantities from the contractor. Otherwise you will be absolutely screwed for changes and extras and despite your best efforts there will be changes.

Get a breakdown and then agree a fixed price contract for the build. All changes to contract deliverables need to be approved.

I am have been project managing for a few years now and fixed price contracts weed out the cowboys.

You need to compare like with like - do you want a brick or wood build? Was the spec on which they bid detailed or is it just a set of plans?

Highflier, presumably if quote is based on the plans 'without quantities' the OP need not worry about itemisation - although for variations should try and get bill of quantities and rates.

Dont under estimate the benefits of employing a quantity surveyor.

slinky said:

I am have been project managing for a few years now and fixed price contracts weed out the cowboys.

Click to expand...

Slinky, can you expand a little on that? Do you mean "cowboys" will add on unnecessary costs? Would you rccommend "fixed contract" as being the best (or even only?) option when considering building?

With a fixed price contract a builder will take the time to produce a detailed proposal for the build. This may be done inconjunction with a project manager and a quantity surveyor or by the builder alone.

The Proposal should contain -

In Scope Work
Out of Scope Work
Material Costs
Labour Costs
Payment Milestones
Milestone Completion Criteria, dates, measurements, deliverables for each Milestone.
Change Control Process
Risks and Issues (e.g. potential regulation issues, bad weather, shortage of materials and how the builder intends to act to mitigate for these).
Penalties for failure to meet deadlines.

This is a rough summary.

The builder will add in a contingency for possible delays and also his uplift to get his profit. Changes in scope can be clearly and easily agreed and the extra finance should be visible to everyone.

Having done all this, the builder should have no fear of taking a fixed priced contract and you should have a clear understanding of the house build.

Any builder who cannot conform to this approach potentially leaves you open to delays, unregulated changes in scope, substitution of materials with lower quality with no recourse to a penalty or reduction in cost to you. To name but a few issues/risks.

Far too many people opt for the local builder to build there house because he is an alright fella and eventually gets the job done. At the end of the day its your money and you have a right to appoint a builder with the ability to deliver per an agreed price and schedule.

To answer you question - Fixed Price is the only way to manage your budget effectively and manage change.

Large developers use fixed price why should the solo builder be any different.

You may find that a builder that will do fixed price will be slightly more expensive but in the long run he may be cheaper than the nixers.

Thanks for that, Slinky. Very interesting (and logical) stuff in your reply which many will find useful, I fancy!

(Apologies to OP for hijacking thread)

No problem, glad to help.

No probs----thanks for all replies, havent got a detailed list yet, still in planning stage, both builders have built houses in the estate, the same outside but small changes inside