What will my refurbishment or house extension cost? Top Tips (2021) What will my refurbishment or house extension cost? Top Tips (2021)

“How much will my house extension cost?”

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Overview

There is no quick answer to this, and you will never truly know how much your house extension costs until you have a full set of plans and a detailed Scope of Works drawn up with 3-4 tender quotes from contractors! But that’s not all… You will need to research and choose a new kitchen, bathroom finishes, sanitary ware, as well as many more variables. You may already have to pay £000’s to architects and design consultants and hours of time to get to that stage. We would always advocate paying a Quantity Surveyor (QS)/Cost consultant to produce a cost estimate, but…. Is there a better way to anticipate what your house extension cost for free? Yes, and we’ll explain more in this article.

Build Costs per m2 will vary wildly…..

 

This guidance is by no means definitive, but it will give you a ballpark figure in which to help you move forward. Let’s start by saying that this article is aimed mainly towards projects in London and the South East. Labour costs and some materials will vary depending on where you are in the country, but we can only advise on our patch! However, those of you outside London and the South East will still benefit from reading this, and we’re sure you will gain some valuable tips on what your house extension or refurbishment cost will be. Later in the article, we will show some real-world examples to help you piece together the information.

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    House Extension Costs overview – Estimates

    The table below gives an overview and estimated price range for how much your house extension or refurbishment cost may be based on our experience.  These figures should be used as guidance only.

    Building Element
    Cost
    Unit
    Notes
    New Extension (single storey)
    £1,500 – £2,500
    Per m2, additional floor area

    The lower range would be a basic construction with uPVC windows/doors. The higher range would be a more complex construction with specialist glazing. Note that small extensions like side-return extensions will likely have a much higher £/m2 rate.

    New Extension (additional storey)
    £1,000 – £1,500
    Per m2 additional floor area

    When building a second storey, you no longer have the groundwork costs, which can be considerable

    Major Structural openings (streel frame)
    £3,000 – £10,000
    Per opening

    When creating an open-plan kitchen/living area, for example, this cost would be relevant to removing the house’s existing ground floor rear wall.

    Loft Conversion
    £1,500 – £2,000
    Per m2 of additional floor space (above 1500mm ceiling height)

    The cost of this will rise with the complexity of your existing roof structure. If your roof and proposed layout are complex, it may be worth considering removing the existing structure completely and installing a new roof.

    Basement (under existing house plus underpinning)
    £2,250 – £4,000
    Per m2, additional floor space

    Site accessibility and logistics will play a large part in your basement extension hence the wide range in cost.

    Basement (under garden)
    £2,000 – £3,000
    Per m2, additional floor space

    This can be a great option in conjunction with walk-on roof lights to let light into your new basement space.

    Internal refurbishment (including minor structural works, e.g. new door openings)
    Up to £500 – Cosmetic £500-£750 – New wiring/plumbing and back to brick £750-£1000 – including layout changes and minor structural work
    Per m2 refurbished floor area

    Back to brick? New wiring/plumbing? Or just a cosmetic uplift? This cost will vary greatly.

    Removing chimneys
    £2,000 – £5,000
    Per chimney

    Depending on height, new structural details, site access, ownership, type of construction.

    New Bathroom (3-piece fully tiled)
    £2,500 Shell Sanitary ware and tiles £2,000 – basic £5,000 – mid-range £10,000+ – high-spec
    Per bathroom

    ‘Shell’ would include carpentry, plumbing, electrics.

    We have given an indication of how much you are likely to spend depending on the level of finish.

    Kitchen
    £6,000+ – basic £15,000+ – mid-range £40,000+ – high-spec
    Generic 20 kitchen units including appliances

    Assumptions: Basic – e.g. Howdens/Magnet, basic appliance spec, laminate worktops Mid-range – e.g. Wren/IKEA, better appliance spec (e.g. siemens), stone worktops High-spec – bespoke/designer manufacturer, top appliance range (e.g. Miele), stone worktop.

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    What will affect my house extension cost?

    How much will my house extension cost?

    Drainage location and diversions

    If you’re building over or near a Thames Water sewer that is classified as ‘Public’, you will likely need to submit relevant drawings and details to apply for a Thames Water Build-over agreement. We explain more about these in our blog.

    Ground/Soil type

    This will affect the type and depth of your foundations.  A soil investigation will be required, or your structural engineer will advise on the likely ground conditions.

    Nearby Trees

    Trees absorb groundwater and can affect the shrinkability of the soil surrounding your house. This may require deeper foundations adding extra cost. For example, Leylandii trees in a London clay soil close to your proposed extension can require 2.5m deep foundations and, in certain scenarios, make trench foundations unfeasible. Click here to find out which tree is in your garden and how deep your foundations may need to be using the handy NHBC Foundation Depth Calculator.

    Property Age

    Period and older properties will often bring unexpected costs and uncover hidden problems that were unforeseen. Therefore, if you are carrying out building works on older properties, ensure you have a healthy contingency in your budget and ensure you carry out a full structural survey of the property as early as possible.

    Structural complexity

    This is where a good Engineer can save you money. There will be many ways to design your supporting structure, and a good engineer will design a lean scheme with due regard to an easy installation on-site and good detailing in conjunction with your architect.

    Procurement method

    This is another topic in itself that relates to the level of project management you wish to undertake yourself, the level of risk, your building contract, and many other factors, which will form the topic of another useful article from Aura Homes.

    Neighbours

    Having a good relationship with your neighbours can keep your project moving swiftly, especially when your works require Party Wall Agreements in compliance with the Party Wall Act 1996. More useful information on Party Wall Awards can be found here.

    Health and Safety

    You have obligations as the homeowner under the Construction Design and Management Regulations (CDM) 2015 – click to find out more. Your contractor will need to be aware of these as they will have the greatest responsibilities during your build project. Incorrect H&S on-site can cause delays and even fines, ensuring your contractor has sufficient cost in his tender to fulfil his duties.

    And much more….

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    What Professional and other Statutory fees form part of my extension or refurbishment costs?

    Fees – Structural Engineer

    This will vary depending on the complexity of the design. Guide costs below (VAT not included):

    Simple loft conversion or single-storey rear extension £600-1000
    Combination of the above, side and rear extension £1000-1500
    Combination of the above plus internal structural alterations £1500-3000
    Major works to 4+ bedroom property £3000+

    Fees – Party Wall Surveyor

    You will need to notify your neighbours of any relevant works being carried out under the Party Wall Act 1996. More information can be found here, but in general, if you’re installing foundations within 3m of your neighbour’s property or putting steel beams within party walls, you will need to notify your neighbour and potentially draw up Party Wall Agreement. This can be a large part of your house extension cost if surrounded by leasehold flats.  All leaseholders and freeholders need to be served a Party Wall Notice. Cost: To serve notice, circa. £200.  From £900 up to £2000+ (if an Award is needed)

    Fees – Drainage CCTV survey

    If you do not know the routes and flow direction of your property’s drainage, we’d suggest paying for a CCTV survey. This will give us the location and direction of drainage, manhole invert (depth) and cover levels, and detail whether there is any damage to the pipes. Cost: £300-400

    Fees – Thames Water Build-over Agreements

    If you’re building over or near a Thames Water sewer that is classified as ‘Public’, you will likely need to submit relevant drawings and details to apply for a Build-over Agreement. Most residential applications will be for pipes up to 160mm diameter. There will be additional work for us to generate the design documents and manage the application on your behalf. Cost: £343+

    Fees – Planning permission

    Householder Planning Application Fee costs £206 Certificate of Lawful Development – £103 A full Planning Fee Schedule can be downloaded from the Planning Portal via the link.

    Fees – Building control

    We will generally recommend instructing a private Approved Building Control Body instead of the Local Authority Council (*our preference only). A Building Control application is split into two sections.

    1. Plans Check

      This is where our drawings and the engineer’s calculations are submitted to the inspector, and a desktop study carried out to check compliance with the Building Regulations Approved Documents. Payment for this is generally required on the submission of the application.

    2. Inspection Checks

      These are carried out at various stages of the build to check progress on site. The inspector will check compliance with the Building Regulations and comment on any alterations needed. Payment for this is generally required following the first inspection.

    Plans
    Inspection
    Simple loft conversion or single-storey rear extension £300 ex.VAT £350 ex.VAT
    Combination of the above, side and rear extension £400 ex.VAT £500 ex.VAT
    Combination of the above plus major internal structural alterations £500 ex.VAT £700 ex.VAT
    Major works to 4+ bedroom property £600 ex.VAT £900 ex.VAT

    Note: The above house extension costs are for guidance only. Your local authority website will have a full fee schedule for you to download. Alternatively, an Approved Inspector will provide quotes on a project-by-project basis.

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      Build Cost – Examples

      Large single storey rear house extension costs with internal reconfiguration and cosmetic upgrade

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      Costs overview

      The table below gives an overview and estimated price ranges for how much your house extension may cost.

      Work
      Notes
      Area (m2)
      M2/unit price
      Total
      GF – New works Basic rectangle, high-end doors/glazing 36.4 £2,000 per m2 £72,800.00
      GF – Major structural opening unit £10,000 £10,000
      GF – Remodel minor structural alterations, new elec/plumbing, cosmetic upgrade 65 £750 per m2 £48,750.00
      FF – Internal works and additions minor structural alterations, new elec/plumbing, cosmetic upgrade 30.3 £750 per m2 £22,725.00
      FF – Cosmetic upgrade Fresh paint, new carpet, new rads 31.2 £250 per m2 £7,800.00
      2F – Bathroom remodel (mid-range) 4-piece mid-high spec, existing shell unit £10,000 £10,000
      2F – Cosmetic Upgrade Fresh paint, new carpet, new rads 33.5 £250 per m2 £8,375.00
      Kitchen £30,000.00
      (ex. VAT) £210,450.00

      Side-return Extension, Ground Floor Remodel and Refurbishment

      This type of project is often misleading when taking a £/m2 value because of the large amount of engineering works needed to create a small amount of additional floor area. Based on our guidance above, a value of £3,000/m2 should be taken here for the extension works. The additional floor area is approx. 15m2, so the guideline cost of this structural work is £45,000. Taking a figure of £500/m2 for the refurbishment of the remaining 65m2 = £32,500, plus approx.. £6000 for the major structural opening.

      We’d suggest budgeting circa. £85,000 +VAT for this side-return and refurbishment

      (excluding kitchen and bathroom sanitary ware, flooring and fittings).

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