How do I bathroom / kitchen / extension? etc.

1k to replace, id be changing it if that's what your quoted. There's not any boilers we fit that you get much change out a grand for the material never mind anything else.

Why not a £50ish electric shower from screwfix?

was my first thought, but concerned they all seem to need a lot of current - does that make for a complicated/expensive electrical install?

You'd need to have the right size cable for any electric shower, usually 10mm does it and you'll need a spark to do it.

Gym/leisure centre membership?

What are some ways of trimming a quote from a contractor down to something feasible?

We're planning a fairly major improvement and extension to our place, which has barely been touched since it was built in the 50's. It needs completely rewiring, replumbing, reproofing, plus new windows and insulating all round. We'll also need a new kitchen and bathroom. The extension involves knocking through into the garage and putting a timber-framed box on top of it, so there's a bit of steelwork and new blockwork to support it but relatively minimal groundwork (thanks to some clever thinking by the architect and engineer we've been using).

Despite promising early indications, quotes from contractors who could deliver this are coming in way above our budget. Our first instinct is to forego the upstairs extension and just knock through into the garage for a bit more living room but (in addition to the annoyance of not getting an extra bedroom and bathroom), this would be really frustrating as we'd end up putting things in place that we might rip out again in a few years if we end up being able to afford the remainder of the work at a later date. Essentially it just feels horribly inefficient to not get the big structural work all done in one go.

We've been thinking about how to minimise costs to allow this by, for example, getting second hand/ex display fittings, doing some work ourselves or even just leaving a bathroom unfitted for a while. Does anyone have any other ideas of how to make this work?

Your architect was aware of your budget. What do they think?

Assume they were pretty apologetic

Well we started off with 2 parallel plans (broadly as outlined above: one with the extension and one without). Initial costings made it seem worthwhile to put the bigger plan through planning, which we now have, on the basis that (if we did have to rein things in) plans as approved don't have to be completed, just started within 3 years. As such the smaller plan could be completed within the purview of the larger plan.

We knew we might have to compromise on finishes and go for some more basic systems e.g. combi boiler instead of ASHP, to get the larger work done but, as it currently stands, that won't cut it.

I don't hold it against our architect particularly given the volatility of prices over the last couple of years.

What your saying to me seems like you need to cut off quite substantial amounts and that might not be enough.

Doing work yourself can save large amount but it depends what you can do.

How much do you need to save and/or how long would it take to save up to finish? Re-mortgaging possible once work is underway to release funds on the assumed post-work value of the house?
Would getting to a water-tight stage on the bigger plan with minimal/no internal finish be obtainable (and still live-able...)?

Yes, we're already thinking about decorating, and doing carpentry (skirting, doors etc) ourselves. Might even be able to fit the kitchen as we're pretty handy.

I was wondering if there were clever ways of managing the project/contract as a whole that someone might be able to advise on.

As if an architect has ever understood a budget.

Not including @Sheppz

Well that's over generous -but the conception that it's the Architect that should be apologizing amuses me.

If you’re getting quotes from contractors start with the large prime costs - you can save in lots of little places but will that make a difference and it’s a bit death by a thousand cuts and you end up with a bit of a shonky job.

Could you try to find a way to split the project into phases, which might mean having some less finished or semi-permanent finishes for a period of time?

If you’re getting quotes from contractors start with the large prime costs

What's your suggestion with these? Negotiate them down or look into cutting the relevant work completely?

Phasing the work is definitely an option, but part of the frustration is potentially having to reinstate or install things that will just be ripped out for phase 2. For example it looks like we'll have to put a new roof on the garage area whether we extend upwards from there or just knock through into it on the ground floor level. There's a whole heap of interlocking parts to the project, which makes doing half of it a bit of a nightmare.

Tapchat™ has anyone ever come across a wall mounted tap with a pullout spray? It’s for a large utility sink. Sink is Belfast style, and mounted against the solid wall, with hot/cold feed chased into the wall. Don’t really have the desire to fuck around with that situation.

I’ve also considered bib taps with hose outlets, and then can just clip a sprayer on if/when I need/want.

What else am I missing?

In how much detail have they split out the potential costs?

@chrisbmx116 are you still looking to sell the Vema taps? I sent you a DM a while back.

——

Also bathroom floors. Going to move a toilet and replace a bath and the floor has already been chopped up when we have rads put in.

Don’t want tiles, cork, or rubber. Any ideas?

I am! Sorry! Too hectic to even think about anything atm.
Forgot how much hassle it is sorting every last fucking detail out when doing work.
Of course it would be easier if either a: I was happy for a basic bitch plastic box, or b: had the money to pay someone to design a non basic bitch plastic box.

No rush, just let me know when you’re a little less busy. Good luck!

Thanks, and will do.
So far 14 hours non stop today working and sorting. Joyless.

In how much detail have they split out the potential costs?

Pretty reasonable detail. There's 60+ items individually costed, albeit not split for labour vs. materials. Electrical work, plastering and plumbing/heating only have one line each, but major areas of work are broken down so, for example, in the extension: blockwork, steels, floor joists, stud walls, creating a doorway from the main house, roofing etc. are all shown as separate lines.

And what fees are they charging

What do you mean by that? Apologies, I understand the build reasonably well but I'm only learning about how contractors handle these things.

Not the comment you want to hear... but have you worked out the cost of work less value post work vs moving somewhere that already has the extra space?

What about getting the top floor of the new bit done to first fix only (or maybe to “bare structural shell” only)? So the structure is there, the roof is at the right height, but it isn’t useable. Then block it off or work on it yourself?

Can you borrow more against the mortgage, or bank loans/credit cards?