Refurb of cottage/ offices

We are looking into buying a property that was originally a two bed cottage and was extended to add 5 more rooms as offices. It's a bungalow of around 2,000 sq ft on a .75 acre site. We employed an engineer to check it out,he was pretty positive. My father had a look and mentioned that Walls in office extension may only be single block (this was not mentioned by engineer) would insulating add greatly to the cost ?
Also,at odds with husband about next course of action- he wants to go sale agreed,get our architect to draw up plans and then send these out for tender,where as I,being oh so cautious,would love a builder to take a look now and give us some idea of cost....I'm being told it'd be a waste of time without definite plans. Would appreciate advice from any builders out there. Should I just relax and wait for Plans?
The house only has a kitchenette and a toilet so would need re plumbing. Electrics are quite new but would need an overhaul. Floors would need to be dug up and insulation and radon barriers laid. Outside Walls are staying but some Internal walls will be moved (none of them supporting Walls). So it is quite a big job and we have no clue how much money it will take to get us that far...but we are kind of hoping that 100k would get us sorted...are we way off the mark?

tras said:

We are looking into buying a property that was originally a two bed cottage and was extended to add 5 more rooms as offices. It's a bungalow of around 2,000 sq ft on a .75 acre site. We employed an engineer to check it out,he was pretty positive. My father had a look and mentioned that Walls in office extension may only be single block (this was not mentioned by engineer)

1. would insulating add greatly to the cost ?

Also,at odds with husband about next course of action- he wants to go sale agreed,get our architect to draw up plans and then send these out for tender,where as I,being oh so cautious,would love a builder to take a look now and give us some idea of cost....I'm being told it'd be a waste of time without definite plans. Would appreciate advice from any builders out there.

2. Should I just relax and wait for Plans?

The house only has a kitchenette and a toilet so would need re plumbing. Electrics are quite new but would need an overhaul. Floors would need to be dug up and insulation and radon barriers laid. Outside Walls are staying but some Internal walls will be moved (none of them supporting Walls). So it is quite a big job and we have no clue how much money it will take to get us that far...but we are kind of hoping that 100k would get us sorted...

3. are we way off the mark?

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1. somewhere in the region of 100€ per sqm for any sort of a professional External wall insulation job
2. I would suggest you get an architect to give you a second opinion, (has anyone mentioned possible planning issues if this building was used/ extend to be offices?) also the Arch may suggest/be willing to write a preliminary spec that a builder or QS can give a ballpark price from.. no harm in being cautious at the moment.. its not like property is flying off the shelves
3. hard to say if it were a new build you would get quoted anywhere from 60-160 per ft sq (depending on location and spec)- it is near impossible to discuss costs of a retro-fit/refurb without seeing its condition. but i would recommend a sizeable contingency like maybe minimum 20% of budget

tras, you are entirely correct.

The correct way to proceed for both peace of mind and pricing is to have your architect or a chartered building surveyor survey the existing house and draw up plans for the proposed work and have these priced.
The survey should take into account the existing structure - solid masonry, hollow block single leaf, cavity wall, insulated or uninsulated, etc - and note upgrading required.

Without these plans and the specification as mentioned by the previous poster, it will be impossible for the builder to price the job.
You get what you pay for, and ball park estimates from builders are worse than worthless in my experience.
They give the client an expectation of price and quality that seldom gets delivered.

This is partly because the clients requirements are not fully discussed with the builder, so he doesn't price for everything.
This leads to a falling out during the work because both sides feel the other has let them down.

Its the architect's job to assess the clients needs and draw up the design brief.
Sometimes needs the clients themselves don't know their needs.
Especially later life needs, whether family or age-related.

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The plans produced from this brief will be the basis of the Tender Drawings and Specification on which prices can be obtained.
With the amount of work you intend to do I would strongly advise you to retain a design team.
Its possible to get the best advice for very little money these days - it should include.

- architect
- structural engineer
- mechanical and electrical engineer
- quantity surveyor

Each of these professionals fees are calculated on the of nett building cost and all will do deals on fees.
Each of them will bring their competence to the table to write a cost-effective compliant brief for the design of the built work.
At all times, cost management and limited inspection will be highlighted to the main contractor, who will be fully vetted before being appointed.

You will get people who have never used a design team advising you not to do this claiming you will be overcharged, its not worth it, etc.
On a time and materials project like yours unless you do engage a team and carry out correct design work and pricing, you may end up getting fleeced on extras.
More importantly, unless the builder knows - from the start - that there are professionals involved, you are unlikely to see a properly scheduled and costed project delivered on time and budget.

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All of these professionals should be in a position to offer you certificates for the design work.
The architect should offer his Opinion of Compliance and the engineers their Schedule A assurances.
The main contractor should be able to offer you a certificate for the compliance of the built work with with the requirements of the building regulations.
This should be supported by certificates from the electrical contractor, the plumbing (mechanical) contractor and any specialists suppliers and/or sub-contractors.

Remember - you are the client and you are paying for the work - the least they can all do is stand over what they design, build of supply.
Talk about the issue of certification up front with everyone - make sure the builder knows its a requirement for all domestic sub-contractors - withhold monies until the work is complete and you get your certs.

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Which brings us around to the matter of the building contract, administration, interim certificates for payment and limited inspections - appoint your architect and let him advise you from there.
Any fool can build rubbish for nothing and issue worthless certificates - the job of you design team is to help you select a competent builder who will build good work for a reasonable fee.

Finally I note that there is a race to the bottom on out there at the moment and the horror stories are starting to filter back in - work not compliant or not completed, builders disappearing, etc.
Choose a reputable builder and pay him a reasonable amount to carry out the work or you risk becoming one of these statistics.


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 matter at hand.