Cost of electrical works in an extension

[plastics77]

Hi, wondering if anyone can give me an idea on whether we are getting quotes in the right ball park or way off.
We had a 4 bed 1700sqft house, in the middle of a build extension of a further 1000 or so sqft - 2 storey, side (breaking into the garage) and rear. The initial provisional sums for the 'electrical work' for new extension part only was £15,000 - including new consumer unit to new build area only, installing smoke alarms to new rooms in extension, install standard single pendant light fittings, switches in white plastic, double sockets in white plastic, in extension part only. We have now been told the electrical wiring to the existing part of the house is very old and the whole thing needs doing, and this will be an extra £10,000.
This seems like a crazy figure, when online it seems that even rewiring a whole 5 bed detached house is around £11-12k at the upper end of the scale.
Am I missing something here, £25k just seems liek acrazy figure?

 

[James]

It sounds expensive, however costs can vary in different parts of the country.
I suggest you get another quote or two.

put your approximate location on here, maybe a member is close to you.

 

[littlespark]

Get a quote direct from a few electrician companies…. Not ones that are linked to the builders.

Other things to consider are larger companies have more overheads and will charge more….. but then they have the manpower to avoid delays that smaller companies can fall behind

 

[SJD]

I once (briefly) contemplated subbing for a builder, then realised he was going to add 50% to my prices as "extra profit" for himself! As mentioned, get a couple of independent direct quotes.

 

[Electrics]

Depends on a multitude of factors. Amount of beds doesn't really give adequate information - do you have a porch, utility room, conservatory, outhouse, workshop, garage? I know people who have all of these. That can skyrocket the price.

So more info is needed - how many actual rooms in the house, are you wanting the basics or outside lights etc too. Do you want under cupboard lighting in the kitchen? How many bathrooms? Is the layout weird? Is the house going to be occupied?

All things that have to be taken into account.

Sounds expensive but hard to tell without actually looking ourselves.

I would definitely never let a builder quote for electrical work. Get a proper electrical firm in to quote but remember that proper electricians are highly skilled, highly qualified and have huge outlays to remain as such and so a good firm will charge good money for their work.

EDIT: just re-read, and if they're wanting to charge £15k for an empty 1000sq ft new build part of the house they're ripping you off. Even on the high side if they charged £100 per point it would never come to that much.

I have a feeling, given that you're adding the size of someone else's normal house to your existing house, that you're worth a few quid, and the builder knows this and is charging accordingly. I mean if you rocked up at Wayne Rooney's house to do an electrical install you're gonna charge more than £50 per point like normal because you know he'll just pay it.

Get quotes elsewhere.

 

[Dustydazzler]

Last 4/5 bed rewire I did was around 2017 come out with extras like bollard driveway lighting outside etc etc to £37,500

It was all high end spec , chrome sockets switches , loads of down lights , 2 consumer units

This was direct dealings with the home owners , builder would have added at least 40-50% to my price if it was subbed out

Builders are money grabbing A holes most of the time

 

[Markyd]

Get some more quotes easy

 

[UNG]

So it's £15K to wire a 1000sqft empty extension but only £10K to rewire the 1700sqft existing lived in property something doesn't sound right with those figures, do you have any breakdown of what is being quoted for
How old is this "old" wiring saying that it is old and needs redoing should really be backed up with some testing or visual inspection that indicates it is failing. There is always the argument if you intend to redecorate the whole house after the building work is done then it may be prudent to rewire now rather than later
May be it is time to get another electrical company or 2 to quote for the whole job

 

[Dustydazzler]

The £10K rewire could be a very simplistic re-wire on only the existing points , 1 light , 2 sockets per room etc

The £15K extension could be more points , lots of DLs , Sockets , Cat6 etc ?

 

[Electrics]

The £10K rewire could be a very simplistic re-wire on only the existing points , 1 light , 2 sockets per room etc

The £15K extension could be more points , lots of DLs , Sockets , Cat6 etc ?

There's only so complicated a rewire can be. That price is 250 points at £100 a point. Not likely. I think he's trying a fast one.

 

[Dustydazzler]

For Re-wires Most contractors in my area are quoting between £175-200 per white plastic point. This rises about 30% if you want anything fancy like chrome accessories.

You can still find guys working on £150 per point but they are very few and far between now

New build stuff is probably less but again by the time the builder adds his pound of flesh you are probably not far off the £150 per point

 

[loz2754]

For Re-wires Most contractors in my area are quoting between £175-200 per white plastic point. This rises about 30% if you want anything fancy like chrome accessories.

You can still find guys working on £150 per point but they are very few and far between now

New build stuff is probably less but again by the time the builder adds his pound of flesh you are probably not far off the £150 per point

Yikes

 

[telectrix]

For Re-wires Most contractors in my area are quoting between £175-200 per white plastic point. This rises about 30% if you want anything fancy like chrome accessories.

You can still find guys working on £150 per point but they are very few and far between now

New build stuff is probably less but again by the time the builder adds his pound of flesh you are probably not far off the £150 per point

do they all work for pimlico?

 

[Electrics]

For Re-wires Most contractors in my area are quoting between £175-200 per white plastic point. This rises about 30% if you want anything fancy like chrome accessories.

You can still find guys working on £150 per point but they are very few and far between now

New build stuff is probably less but again by the time the builder adds his pound of flesh you are probably not far off the £150 per point

Where do you live where sparks are on 4x the average? Monaco? LA?

 

[Dustydazzler]

Where do you live where sparks are on 4x the average? Monaco? LA?

No where near that Exotic

Leafy Surrey Suburbs is my patch just south of London

You won't get a gardener for less than £35Ph , if you need a Wet Pants who can touch gas you will be paying north of £125ph

 

[Dave OCD]

Crazy !

 

[Electrics]

No where near that Exotic

Leafy Surrey Suburbs is my patch just south of London

You won't get a gardener for less than £35Ph , if you need a Wet Pants who can touch gas you will be paying north of £125ph

I worked in Godalming once. Was nice.

 

[Risteard]

Where do you live where sparks are on 4x the average? Monaco? LA?

In fairness £50/point is hardly the average any more surely?

 

[Dustydazzler]

In fairness £50/point is hardly the average any more surely?

We were doing basic rewires at £50 per point back in 1998

 

[plastics77]

Ok thanks for all the comments and views, it is helpful to get some perspective on here. The build is based in Surrey, it was a 1700 sqft 4 bed house with integral garage. The extra 1000sqft is by breaking into the integral garage and extending on top as a 2 storey side extension, and a 2 storey rear extension to increase size of bedrooms at back as well as living space and conservatory at rear, no outbuildings or anything - standard open plan living/kitchen downstairs, with separate loung and study. The builder has already been contracted and provisional sums for electrical work was £15000+VAT just for the new extended parts of the house (around 1000sqft)- this included a new consumer unit for these extended parts, installing pendant light fittings, switches and sockets (white plastic, standard); at the time they didn't mention anything about costs to do electrics to the original part of the house, and that was all working fine (oringinally 1950s house)- the place is a demolition site in any case and we have moved out - they are part way through the build, so we don't have much leverage now as it feels like we are stuck with whatever they say. But suddenly been told that the electrics/wiring to the old part of the house is in need of overhaul and this will be an extra £10,000+Vat. Not sure why they couldn't identify this at the time of giving the quote, but it is hard to enforce anything as we also don't want them to disappear mid-build. This extra electrical work hasn't been itemised into materials/ or labour, just 'extra electrical work to main part of house'. I don't know what that could be apart from re-wiring and a new consumer unit but struggle to see what can cost this much...

 

[Deleted account]

Seriously. Rip off. Stop and go with another builder. Sounds well wrong to me.

 

[Electrics]

Ok thanks for all the comments and views, it is helpful to get some perspective on here. The build is based in Surrey, it was a 1700 sqft 4 bed house with integral garage. The extra 1000sqft is by breaking into the integral garage and extending on top as a 2 storey side extension, and a 2 storey rear extension to increase size of bedrooms at back as well as living space and conservatory at rear, no outbuildings or anything - standard open plan living/kitchen downstairs, with separate loung and study. The builder has already been contracted and provisional sums for electrical work was £15000+VAT just for the new extended parts of the house (around 1000sqft)- this included a new consumer unit for these extended parts, installing pendant light fittings, switches and sockets (white plastic, standard); at the time they didn't mention anything about costs to do electrics to the original part of the house, and that was all working fine (oringinally 1950s house)- the place is a demolition site in any case and we have moved out - they are part way through the build, so we don't have much leverage now as it feels like we are stuck with whatever they say. But suddenly been told that the electrics/wiring to the old part of the house is in need of overhaul and this will be an extra £10,000+Vat. Not sure why they couldn't identify this at the time of giving the quote, but it is hard to enforce anything as we also don't want them to disappear mid-build. This extra electrical work hasn't been itemised into materials/ or labour, just 'extra electrical work to main part of house'. I don't know what that could be apart from re-wiring and a new consumer unit but struggle to see what can cost this much...

If the house is empty it would be very easy for another firm to come in and do all the wiring.

You're being ripped off. Get proper electrical firms with reputations in to quote. Never ever let a builder do your electrics.

 

[HappyHippyDad]

I would first get something in writing explaining exactly why it will cost another £10000. I would want to know exactly what I was getting for that and also why that wasn't factored into the original quote.

They have gone significantly over the quoted price. I would ask another electrician to come in and quote. The builder has no right to be annoyed at this as he has charged you so much extra. If he does get annoyed, I think this would point to the fact he was trying to rip you off.

Why don't you post up some pictures of the work so far, it would give us an idea of the quality.

 

[UNG]

Ok thanks for all the comments and views, it is helpful to get some perspective on here. The build is based in Surrey, it was a 1700 sqft 4 bed house with integral garage. The extra 1000sqft is by breaking into the integral garage and extending on top as a 2 storey side extension, and a 2 storey rear extension to increase size of bedrooms at back as well as living space and conservatory at rear, no outbuildings or anything - standard open plan living/kitchen downstairs, with separate loung and study. The builder has already been contracted and provisional sums for electrical work was £15000+VAT just for the new extended parts of the house (around 1000sqft)- this included a new consumer unit for these extended parts, installing pendant light fittings, switches and sockets (white plastic, standard); at the time they didn't mention anything about costs to do electrics to the original part of the house, and that was all working fine (oringinally 1950s house)- the place is a demolition site in any case and we have moved out - they are part way through the build, so we don't have much leverage now as it feels like we are stuck with whatever they say. But suddenly been told that the electrics/wiring to the old part of the house is in need of overhaul and this will be an extra £10,000+Vat. Not sure why they couldn't identify this at the time of giving the quote, but it is hard to enforce anything as we also don't want them to disappear mid-build. This extra electrical work hasn't been itemised into materials/ or labour, just 'extra electrical work to main part of house'. I don't know what that could be apart from re-wiring and a new consumer unit but struggle to see what can cost this much...

So the £15k + vat for the electrics in the extension is a provisional sum which is a little different to a firm price quotation so is the £10k + vat a firm quotation or yet another wet finger in the air
I assume you have the marked up plans for the extension at least so find another electrician or two to price it up

It's not clear how your builder was appointed or whether you are paying an architect attendance to oversee the works but something doesn't sound right that the provisional sum is being taken as the quoted price of the electrical installation within the extension to this is smelling strongly of a rip off in the making

 

[telectrix]

last job i seen builders do electrics in an extension, last week. was only a toilet light but they's managed to tap off a 32A circuit (socket) in 1.0mm, no fusing down whatsoever and to cap it all, they'd managed to nail a cable, causing RCD to trip and customer lose all sockets.

 

[Electrics]

last job i seen builders do electrics in an extension, last week. was only a toilet light but they's managed to tap off a 32A circuit (socket) in 1.0mm, no fusing down whatsoever and to cap it all, they'd managed to nail a cable, causing RCD to trip and customer lose all sockets.

Maybe they'd asked for a 'fire room' and the builder got confused and thought they'd asked for the room to be on fire.

 

[plastics77]

So the £15k + vat for the electrics in the extension is a provisional sum which is a little different to a firm price quotation so is the £10k + vat a firm quotation or yet another wet finger in the air
I assume you have the marked up plans for the extension at least so find another electrician or two to price it up

It's not clear how your builder was appointed or whether you are paying an architect attendance to oversee the works but something doesn't sound right that the provisional sum is being taken as the quoted price of the electrical installation within the extension to this is smelling strongly of a rip off in the making

Basically local recommendations, they were doing a number of projects in the area; they preferred not to be contract adminstered by the architect and had their own project manager, which seemed like a recipe for disaster, but rest of family keen to go with them as they had built a good rapport with them. Yup all plans are marked up, although not sure whether 'electrical' work is marked up - will need to check, I know the architect did extra drawings or details to help with ensuring there was a specification for tendering. Ultimately we are on a sticky wicket, because we cannot afford them to disappear mid build but also we don't have endless funds, so we need full detail as to what these extra costs relate to - they weren't even in the PCs, and so not sure why this could not have been foreseen at the time of quotation. If this continues for the PCs as well, we won't have the funds to complete the build at this rate! I would like to get someone independent to take a look, and even an electical subcontractor to provide an alternative quote, however, not sure how this company will allow that given they have their preferred subcontractors and particularly if they are slapping on an extra profit margin onto the actual cost of the work...i can appreciate they will have done that for the initial fixed quotation + provisional sums, but any unforeseen extras now should at least be at actual cost price, rather than an opportunity for them to claw in more profit....we are already being passed on costs of 'increased materials prices' as well, and I know there has been unprecedented issues with materials, but ultimately the initial quote and contract included all materials and labour, so it feels a bit one-sided, like we are taking on all the extra costs whilst they retain and even increase their profit margins on the intiall quotation....

 

[plastics77]

I would first get something in writing explaining exactly why it will cost another £10000. I would want to know exactly what I was getting for that and also why that wasn't factored into the original quote.

They have gone significantly over the quoted price. I would ask another electrician to come in and quote. The builder has no right to be annoyed at this as he has charged you so much extra. If he does get annoyed, I think this would point to the fact he was trying to rip you off.

Why don't you post up some pictures of the work so far, it would give us an idea of the quality.

we have had some friends round who know their building work a little, and they have said the work so far looks like very good quality, so that is reassuring to an extent...the trouble is, given the stage that we are at teh build, we feel a bit at their mercy, as they are also project managing the whole thing, so its a bit difficult to say we want to get someone independent in to look at this electrical stuff because effectively we don't trust your figures here...but i agree we certainly need to get a full transparent breakdown of what this extra is actually for, in terms of materials, labour and the electrical work - and then it may be more obvious why this was unforeseen work, and how much of it is is extra margins, vs the actual cost of the work..

 

[SJD]

What age is the original wiring that is now deemed to be "too old"?

 

[UNG]

Basically local recommendations, they were doing a number of projects in the area; they preferred not to be contract adminstered by the architect and had their own project manager, which seemed like a recipe for disaster, but rest of family keen to go with them as they had built a good rapport with them.

I think the alarm bells should have been ringing with that comment, the builder not wanting the architect involved makes me wonder what is being covered up
Local recommendations is one thing but this should have been a minimum of three quotes with any provisional sums firmed up to quotations even with if needed contingency sums before even considering letting the build contract there must be more than one recommended builder in your area.

Yup all plans are marked up, although not sure whether 'electrical' work is marked up - will need to check, I know the architect did extra drawings or details to help with ensuring there was a specification for tendering. Ultimately we are on a sticky wicket, because we cannot afford them to disappear mid build but also we don't have endless funds, so we need full detail as to what these extra costs relate to - they weren't even in the PCs, and so not sure why this could not have been foreseen at the time of quotation. If this continues for the PCs as well, we won't have the funds to complete the build at this rate! I would like to get someone independent to take a look, and even an electical subcontractor to provide an alternative quote, however, not sure how this company will allow that given they have their preferred subcontractors and particularly if they are slapping on an extra profit margin onto the actual cost of the work...i can appreciate they will have done that for the initial fixed quotation + provisional sums, but any unforeseen extras now should at least be at actual cost price, rather than an opportunity for them to claw in more profit....we are already being passed on costs of 'increased materials prices' as well, and I know there has been unprecedented issues with materials, but ultimately the initial quote and contract included all materials and labour, so it feels a bit one-sided, like we are taking on all the extra costs whilst they retain and even increase their profit margins on the intiall quotation....

I think you need to consider getting a QS (Quantity Surveyor) involved before your bank account ends up getting a good caning from this builder, I don't know how long this project has been running but a good QS could quite possibly save you some money when scutinising the builders invoices especially with the rising cost of materials how much profit are they adding on to the increased material price

 

[plugsandsparks]

Electrical work for the existing house, i guess, is not part of the original scope of works and as such the builder has no "right" to that work. As such you are free to get another firm in to do that element. Which you can pay for directly.