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PostPosted: Sun Oct 22, 2017 3:07 pm 
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Hello All,

Apologies if this is largely a copy from my 'introduce yourself' post but ....

My name is Nick, I am from North Devon. My (85 year old!) mother has a decent sized 4 bedroom detached house that she is looking to split down the middle and sell one half. It's a 15 year old Canadian designed timber framed house and is very sound, solid, airtight, and in very good order generally. There is a straight wall right down the middle of the house that follows the same line on the ground and first floors and would be perfect for separating the two houses along so the internal design would work very well.

I'm looking for advice on the costs of the building works required to split the house. Specifically;
Building a second garage on one side
Studwork to close up the door openings in the to-be party wall, plastering & making good as per the building regs for a dividing wall
Separating the electrical systems
Separating the heating systems
Separating the hot & cold water systems.

She's gone one quote which is 100 grand and written on 3/4 sheet of A4 paper with no detail. Frankly I'm appalled and need to get a proper detailed quote itemising all the costs and setting all the costs for the different elements of the job clearly.

I remember putting a big extension, garage, sun room and new kitchen on a house in London 15 years back and it cost me way way less than that.
I hope people here can help.

Thanks Nick


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PostPosted: Sun Oct 22, 2017 3:28 pm 
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I am not an expert on this but a few immediate thoughts are that I think that there will have to be a non combustible dividing wall right up to the roof. That woudl be quite a disruptive job digging footings and tying in to the existing building which will probably need a structural engineer to lay out a plan for you. Finding a contractor might in some way be down to location as a remote area has delivery and access considerations. I suspect the £100k was a fob off price where they would sub it if you accepted.

Having said that there are a range of costs that will mount up so that price may not be too far off.

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PostPosted: Sun Oct 22, 2017 3:52 pm 
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I'm just starting a similar job. Splitting a 4 bedroom house in half along the middle.
As above, you need to create a total break though the middle, not just for fire but more for sound transmission. Any joists that spread across the 2 properties need to be supported and cut to create a break.
It's amazing how the costs add up and my client has a budget of £100k and have told him that it's going to be tight bringing it in for that figure.
Don't forget you need to factor in new electric supply, gas supply, water supply and drainage.

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PostPosted: Sun Oct 22, 2017 4:43 pm 
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You be into 5-6 grand just for the utility's, basically a bare shell and rebuild both properties from the ground up, the planning if passed, and sorting out the titles and boundaries will cost you time and money

imho level the current property and build, 2 new builds up, that way you will be able to claim the vat back and other incentives, also you get to build a bespoke home for your mother with all the features like wider doors and flatter access ways if her health ever declines she could stay there

another option is to build yours and sell the other plot with planning

A lot has happened in 15 years, labour rates for a start have gone silly, a average kitchen extension will run you £20-25k you get in to central London and you can double even treble that, just to give you an idea a brickie will cost you £2-300 a day, A eastern European labourer is £70-100 (unskilled, non English speaking, cash in hand bod maybe £50)


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PostPosted: Sun Oct 22, 2017 5:18 pm 
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other things to keep in mind
you will have a minimum number off parking spaces you need to provide
worth checking you will get planning permission before spending any real time or money

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PostPosted: Sun Oct 22, 2017 6:18 pm 
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:welcomeuhm:

As above there are a lot of considerations; planning and building control among them. there may be groundworks needed and if over 20 %(might be 25 %) of the house needs replastering iirc then the insulation will need upgrading to current standards. So many "if's buts and maybes"

I would suggest getting 3 quotes as a minimum. also don't forget to check the builders out (how long they've been trading/references ) and even check with Trading standards as to whether there are any complaints against them

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PostPosted: Mon Oct 23, 2017 9:43 am 
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Thanks all for the good replies.
Architect's drawings done and planning permission has been secured.
Thanks for the advice about trading standards - much appreciated.
Any other good comments on the cost of the individual items we need to take into account.


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