Pespective Required. Please Help. I need a feel for price.
Hello Everyone,
I am hoping someone might be able to provide a perspective on the price of a variation.
Background:
Renovating a house. Its an Edwardian.
Rearranging some of the rooms and extending. Contract has been signed.
Intention was to leave the first 3 rooms (bedrooms) and the hallway untouched.
Dilemma:
Renovation is going well, but it now occurs to us that the front 3 rooms and the hallway will still need to be refurbished. The old lathe plaster needs to be removed and the walls just need to be redone.
The Variation:
I have been in discussions with the builder to indicate that we need the 3 rooms and the hallway redone. He has suggested the following variation to the contract;
Lining board replacement to eave of existing house
- Removal and disposal of tilt batten and lining boards to eaves of existing dwelling
- Trim rafter ends to be in-line
- Install new lining boards to existing eave
- Install new tilt batten to existing eave
Replace plaster to existing dwelling
Affected area’s are master bedroom , bed 2 , bed 3 and entry hallway
- Straighten all affected walls
- Install new battens to ceilings
- Hang and stop new plaster to ceilings and walls
- Install new cornice to master bedroom and hallway similar to existing
- Square set finish to ceiling and wall junction to bed 2 and 3
- Install new door jambs to master bedroom and bed 2 & 3
- Hang existing doors to master bedroom and beds 2 & 3
- Install new architrave to doors and windows to match existing to master bedroom , beds 2 & 3 and hallway
It would be our responsibility to arrange the removal of all plaster and lathes and de-nail existing wall studs and ceiling joists and removal of rubbish from site, before the above work could proceed.
My question to this community: What is a fair and reasonable price I should be paying the builder for the above variation? I have added a diagram of the areas in question so as to give a sense of sizes.
Comments (6)
Brant Raven
5 years agoRelated Discussions
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siriuskey
5 years agoBrant Raven
5 years agosiriuskey
5 years ago
PRODr Retro House Calls
5 years agoI think that your builder's quote seems fair and reasonable, and am surprised it is not actually more. You have an old house with old walls that are not straight or square, and you want to make it all perfect for your square set for your ceiling/wall junction? As mentioned above this is precision work, and needs a fair bit of preparation to get right. Why don't you research Edwardian plaster cornices to see if you like any of them and ask your builder to quote as an alternative to labour-intensive square-set, which has a more contemporary feel?
Tasman Road Extension & Refurbishment · More Info
As quotes for variations are not in competition with other builders who are quoting your builder doesn't need to be super-competitive. I know some builders who make a lot of their profit from variations. I don't think your builder is one of them.
Best of luck,
Dr Retroof Dr Retro House Calls
Paul Di Stefano Design