My house currently has a standard sized single detatched garage with a flat roof. I need to move my Mk1 Escort in which is still at my parents house so I am looking to extend the garage.

My plan is:

Bin the flat roof and pull down one side wall and the back wall of the garage, dress the bricks that were already there (can do all that bit myself). Then I want to get the side wall rebuilt about 2ft further out from its current position (i.e. make the garage 2ft wider) and also extend the length of the garage by about 5ft. I also want to put a pitched roof on.

Does anyone have a clue what this will cost to get done? being my first house I don't really have much of an idea about these things!!

 

builders costs vary wildly depending on what part of the country you are in.

i've done plans for jobs like that in the past, gone out for pricing to 3 builders and had prices in at 25k, 35k and 55k....

depends on spec, how much excavation work is needed, if theres any high-water demand trees in close proximity etc.

 

Hmm I see... Sounds like i'd better get some builders in for some quotes! There are two tall conifers quite near to the garage - will they affect it much?

 

yep, especially if they are leylandi cyprus.

some builders put a "cover" price in if they dont want the work.

they will probably want plans drawn to price from, and obviously you need plans for planning and building regs.

some builders will sort the plans out for you.

 

you could go to your panning office and find out what footings are required and dig them yourself to save you some money but £25k is horrendous money for the amount of time and materials required, sounds to me you have a day and half removing and toothing out exhisting brickwork, 1 day digging and pouring the foundions, 2 days for a bricky, 2 days for a chippy (if that) then depends on what roof covering you opt for but shouldn't imagine it'll be anywhere near that, you not know any people you can call into help you?

 

A family friend who used to have his own building company popped round and mentioned it shouldn't be any more than about 5k, but that was just from a quick glance. Basically he said do the groundworks ourselves, 2 days for a bricky and similar for a joiner to do the roof.

 

you can work it out how deep the founds need to be, check out the table in "building near trees" in the NHBC guidelines (they are online somewhere)

you need to know the species of tree, work out distance (from tree to the found) over height (max height of the tree, it tells you in the table) and then look it up on the graph.

anything over 2.5m deep and Building Control want structural calcs for the footings, but dont worry they are only a few hundred quid (and the engineer might find you an easier more cost effective solution with some small piles or a reinforced raft foundation or something)

some people pull the trees out before they build, to get round all this, but in the case of fast-growing conifers this makes the soil conditions worse! and theres always nosey neighbours grassing to the council these days.

even doing it all yourself you will seriously struggle to do it for £5k.

 

just to mention SOME of the components - windows and couple of internal doors best part of a grand, bricks/blocks about 1k, roof tiles best part of a grand, insulation is well expensive these days, wiring and plumbing is a couple of grand.

5k is not gonna touch it.

drawings, building regs and planning fee comes to about a grand aswell

 

percybigun, thanks for all the advice. I can re-use the existing garage door and windows for the new build, and a lot of the bricks hopefully!

 

building control wont let you re-use windows unless you can prove they meet the current thermal regs (unlikely unless they are less than approx 2 year old)

obviously you can re-use windows in non-habitable rooms like workshops/garages/stores.

re-using bricks, its a PITA to clean the old mortar off. its do-able on old bricks which are very hard but on 60's/70's houses onwards you've got no chance, they will explode when you start trying to whack the old mortar off.

 

Phil, just to give some perspective, Sam's uncle once quoted a 2.5car width garage in our old house. He's a builder and does work for the Satchi's. He quoted us £10k.

We ended up going for a compton prefab which was £6k inc a new base.