Did I ask you a question?
Get fucked, you asked the board.
I hope the roof falls in on ya.
[QUOTE=âcaoimhaoin, post: 1078459, member: 273â]Get fucked, you asked the board.
I hope the roof falls in on ya.[/QUOTE]
Many of them blow away scan
No, not hurricane country. But still more severe than Ireland both in wildness and temperature variants.
[QUOTE=âGman, post: 1078207, member: 112â]If you have 100k to spend, then make the house 100k. Asking how much it would be to build a bungalow is like asking how much is a car.
What kind of construction are you going for?
What kind of heating system?
What kind of electrical work will you be needing?
What level of finishes are you going for?
What type of windows and spec?
Are you wanting to furnish the whole house?
Will you be doing the landscaping?
Will you do any of the work or know anyone to do stuff?
Where are you building? Planning contributions vary greatly across the country.
Have you an architect set up?[/QUOTE]
Iâm a total novice mate, thats the problem, just a normal bungalow with no added extras. I would be looking for a builder to do all.
dont tell the builder that or else it could be like this
talk to an architect first. you should shop around to a couple of them, 3 or 4, meet them, go through some rough ideas, and then go with one of them. Go through your budget, and they should go through the spec that you want. If you are happy to go with a builder, or know of one you want, then fire away. If you dont know of any, and if you dont know about pricing or comparisons, Iâd advise you get a QS on board. The architect may or may not be able to do the pricing/tendering for you, but a QS would.
Look up some house plans on line, have a few ideas, sketch down a few thoughts you have. Start thinking about what kind of heating you want, and the source for your heating. This could be the biggest cost now, and also the biggest future cost. Dont skimp on insulating the house. If the architect is the one who you want to go through the whole pre build and construction phase, make sure he is active and checks regularly on the builder. You could get a QS or project manager to do this for you either if you wanted more assurance. The extra cost you may pay in fees to get the architect/QS/engineer/PM on board may save you as much as you spend if they do their job right. It will also mean there are no shortcuts taken and that the house gets finished properly. Above all, take your time before you commit to anything, because if you start changing your mind during the build, it will cost you money.
Donât think standard building either, there are a lot more options out there these days.
Gmans advice is spot in though. Do your due diligence, it will save you.
There are architects and QS out there who are very creative and sensible.
Giving the builder good plans is huge. Poor plans means a lot of messing around and time lost and the builder will get pissed off. He is then more likely to add costs down the road.
The builders are subject to stage checks now as well by an inspector who signs off as you go, so talk about this freely, it will ensure the builder is not fucking around.
Also stage payments to completion is the way to go. It covers you and the builder. Once foundation is in, pay him agreed price, once 1st fix is done pay him etc. far less fall outs this way.
Also worth paying him 100/200 euro to do a materials list, sign off on it and you order the materials and pay for them.
I know I add 15% for materials, others may add more.
[QUOTE=âGman, post: 1078679, member: 112â]dont tell the builder that or else it could be like this
talk to an architect first. you should shop around to a couple of them, 3 or 4, meet them, go through some rough ideas, and then go with one of them. Go through your budget, and they should go through the spec that you want. If you are happy to go with a builder, or know of one you want, then fire away. If you dont know of any, and if you dont know about pricing or comparisons, Iâd advise you get a QS on board. The architect may or may not be able to do the pricing/tendering for you, but a QS would.
Look up some house plans on line, have a few ideas, sketch down a few thoughts you have. Start thinking about what kind of heating you want, and the source for your heating. This could be the biggest cost now, and also the biggest future cost. Dont skimp on insulating the house. If the architect is the one who you want to go through the whole pre build and construction phase, make sure he is active and checks regularly on the builder. You could get a QS or project manager to do this for you either if you wanted more assurance. The extra cost you may pay in fees to get the architect/QS/engineer/PM on board may save you as much as you spend if they do their job right. It will also mean there are no shortcuts taken and that the house gets finished properly. Above all, take your time before you commit to anything, because if you start changing your mind during the build, it will cost you money.[/QUOTE]
Are people not obliged to engage an Assigner Certifier due to the new building control act?
architects usually do that now anyway as they are certifying it for payment one way or another. One way or another he will have a professional involved in the construction stage. I didnt want to bamboozle him too much!
@jimmy29, make sure to vet architects for bondage, domination, sadist and masochist tendencies before hiring one.
[QUOTE=âcaoimhaoin, post: 1078744, member: 273â]Donât think standard building either, there are a lot more options out there these days.
Gmans advice is spot in though. Do your due diligence, it will save you.
There are architects and QS out there who are very creative and sensible.
Giving the builder good plans is huge. Poor plans means a lot of messing around and time lost and the builder will get pissed off. He is then more likely to add costs down the road.
The builders are subject to stage checks now as well by an inspector who signs off as you go, so talk about this freely, it will ensure the builder is not fucking around.
Also stage payments to completion is the way to go. It covers you and the builder. Once foundation is in, pay him agreed price, once 1st fix is done pay him etc. far less fall outs this way.
Also worth paying him 100/200 euro to do a materials list, sign off on it and you order the materials and pay for them.
I know I add 15% for materials, others may add more.[/QUOTE]
How much roughly for QS?
Youâll need a QS to tell you that
You must hire a contractor now to complete your build. Direct labour is over under the new regs.
Older houses are available alright around the place, often in excellent locations. These places are often disastrous in terms of insulation, etc and are costly to retrofit. Think of those gaffs with Siberian north facing rooms, condensation, etc.
If you are going with a new house - 300 mm floor insulation, 200 mm in wall, good windows, 300 insulation in attic. Fit MVHR system. Avoid cold bridging. You basically want one big blanket all around, with no breaks. Attention to detail is massive - no more lads fitting windows with expanding foam and the like. Get a proper specialist to design it. In a 1200-1300 sq ft house, less rooms and open plan type arrangements are key.
One major difference between shite built in the boom and now is thermal comfort. Particularly around drafts created in the house. Controlled ventilation and insulation transforms the comfort of a house.
[QUOTE=âThumper, post: 1078921, member: 2305â]You must hire a contractor now to complete your build. Direct labour is over under the new regs.
Older houses are available alright around the place, often in excellent locations. These places are often disastrous in terms of insulation, etc and are costly to retrofit. Think of those gaffs with Siberian north facing rooms, condensation, etc.
If you are going with a new house - 300 mm floor insulation, 200 mm in wall, good windows, 300 insulation in attic. Fit MVHR system. Avoid cold bridging. You basically want one big blanket all around, with no breaks. Attention to detail is massive - no more lads fitting windows with expanding foam and the like. Get a proper specialist to design it. In a 1200-1300 sq ft house, less rooms and open plan type arrangements are key.
One major difference between shite built in the boom and now is thermal comfort. Particularly around drafts created in the house. Controlled ventilation and insulation transforms the comfort of a house.[/QUOTE]
is there a owner builder set up in Ireland? It was in Oz & US, but havenât come across it here.
there are ways around the regs, but Iâm not sure how much longer for. From what I know, you can set yourself up as a sole trader, register yourself as the main contractor and take out the relevant H&S requirements and insurances. You will also need an agreeing Architect or Engineer who will act as the certifier for you, but their indemnity is on that too. Its a fuck of a situation on self build, and is pretty much eliminating it if you dont have good advice or knowledge, but it is still possible to self build, but far harder than it was 2 years ago.
We built a timber frame house 30 years ago for a returning emigrant.,Called a superwarm house. Itâs still standing.
[QUOTE=âThumper, post: 1078921, member: 2305â]You must hire a contractor now to complete your build. Direct labour is over under the new regs.
Older houses are available alright around the place, often in excellent locations. These places are often disastrous in terms of insulation, etc and are costly to retrofit. Think of those gaffs with Siberian north facing rooms, condensation, etc.
If you are going with a new house - 300 mm floor insulation, 200 mm in wall, good windows, 300 insulation in attic. Fit MVHR system. Avoid cold bridging. You basically want one big blanket all around, with no breaks. Attention to detail is massive - no more lads fitting windows with expanding foam and the like. Get a proper specialist to design it. In a 1200-1300 sq ft house, less rooms and open plan type arrangements are key.
One major difference between shite built in the boom and now is thermal comfort. Particularly around drafts created in the house. Controlled ventilation and insulation transforms the comfort of a house.[/QUOTE]
On the thermal stuff there are good grants available from the Seai for the external insulation, the mvhr and solar panels and the like but the paperwork requirements are key and a lot of contractors havenât a fucking clue about them so youâd need to educate yourself about them and make sure they get done.
[QUOTE=âFagan ODowd, post: 1079020, member: 706â]On the thermal stuff there are good grants available from the Seai for the external insulation, the mvhr and solar panels and the like but the paperwork requirements are key and a lot of contractors havenât a fucking clue about them so youâd need to educate yourself about them and make sure they get done.[/QUOTE]Are those grants still available?
A lot of contractors havenât a notion. Or pride in their work.