Please find below a sample of our build cost estimator. I have also included a stage by stage guide on how to complete a self build project.

Build Cost Estimator

Building your own home will probably be the single most expensive project that you will ever undertake. It is vital that you take every single cost into consideration so that you know exactly what this project is going to cost.

Above is a sample drawing of a house and below we will outline the various different building stages as well as the materials and labour required to build it. We will also give a detailed list of the quantities of materials required with a price for each item down to the nails in the skirting board. We will also give you an estimate for each trade required.

Stages:

Ground work & foundations to finished floor
Block Work
Roofing
Facia & Soffit
Wall Chasing
Windows
1st Fix Plumbing
1st Fix Carpentry
1st Fix Electrical
Insulation
Plastering
2nd Fix Electrical
2nd Fix Carpentry
2nd Fix Plumbing
Waste Water Treatment
Storm Water Treatment
Footpaths

Step 1

Ground work & foundations to finish floor level.

Materials Required

Description	Quantity	Price
Stone for driveway	23 Cubic Metres of 4 inch down	€205
Concrete for ext foundations	21 Cubic Metres	€1480
Concrete for int foundations	13 Cubic Metres	€822
Steel for foundations	9 Sheets of A393	€405
Radon Sump	1	€18
Blocks for rising walls	1730 Blocks	€865
Wall ties	10 Boxes	€50
Sand	2.2 Cubic Metres	€38
Cement	45 Bags	€174
Plas Mix	1 5 Gallon Drum	€22
Lengths of 4 inch sewer pipe	2 Lengths	€19
Filling Hardcore & Blinding	102 Cubic Metres	€920
Sand Blinding over hardcore	17 Cubic Metres	€272
Damp Proof Membrane	4 Rolls	€100
DPC	5 Rolls	€11
Insulation 100mm	21 Bales	€1350
Steel for finished floor	24 Sheets of A393	€960
Finished Floor Concrete	43 Cubic Metres	€2760
Hire of mixer	3 Days	€150
Hire of power float	1 Day	€100
Hire of wacker plate	1 Day	€50
Total Price of Materials for Foundation		€10776
Vat is not included at 21 %

Labour

Hiring a grounds work contractor to do the following.

1) Clear a site entrance.
2) Take all top soil off of drive way and area of house.
3) Put down stone on driveway.
4) Dig foundations insert steel and pour footings.
5) After rising walls have been installed then install radon sump and 4” waste water pipes.
6) Fill with hard core blinding and blinding sand (make sure all is compacted well)
7) Install Damp proof membrane, insulation and steel for finished floor.
8) Pour finished floor slab.

Ground work contractor excluding vat @13.5% €6000

Block Layer excluding vat @ 13.5% €2248

Total cost of materials for foundation including vat @ 21.5% €13092

Total cost of ground works contractor including vat @ 13.5% €6810

Total cost of block layer including vat @ 13.5% €2551

Total Cost €22454

Step 2 Block Work (Available in full pack)
Step 3 Roofing (Available in full pack)
Step 4 Facia & Soffit (Available in full pack)
Step 5 Wall Chasing (Available in full pack)
Step 6 Windows (Available in full pack)
Step 7 1st Fix Plumbing (Available in full pack)
Step 8 1st Fix Carpentry (Available in full pack)
Step 9 1st Fix Electrical (Available in full pack)
Step 10 Insulation (Available in full pack)

Step 11 Plastering

Material Required

Description	Quantity	Price
Ceiling slabs	94 Slabs 12.5mm	€660
Galvanised mini beads (Int)	2 Boxes 9 foot lengths	€62
Angle beads plastic (ext)	3 Boxes 9 foot lengths	€219
Plastering Sand	12 Cubic Metres	€237
Cement	134 Bags	€510
Lime	179 Bags	€1253
Mixer	20 Days	€400
2x1 for plinth	17 Lengths 15 feet	€34
Slab screws	5 Boxes	€56
Skim coat	56 Bags	€445
Rolls of tape	10 Rolls	€48
Plaz mix	5 5 Gallon drums	€110
Attic insulation	75 6 Inch rolls	€124
Ceiling insulation	38 6 Inch rolls	€629
Stud partition insulation	30 4 Inch rolls	€496
Nails	2 Boxes 4 inch	€48
Slabs for stud partitions	60 Slabs 12.5mm	€421
Total Materials excluding Vat @ 21.5%		€6876
Labour for slabbing		€1078
Labour for insulation		€500
Labour for plastering & Skimming		€15000
Total Labour excluding Vat @ 13.5%		€16578

I have included slabbing & insulation in the above calculation as sometimes the plasterer will do the slabbing.

Step 12 2nd Fix Electrical (Available in full pack)
Step 13 2nd Fix Carpentry (Available in full pack)
Step 14 2nd Fix Plumbing (Available in full pack)
Step 15 Waste Water Treatment (Available in full pack)
Step 16 Storm Water Treatment (Available in full pack)
Step 17 Footpaths (Available in full pack)

Your Build Cost Estimator Pack will include a full brake down of all the materials required for each stage of your development. It will give you the quantities that you require as well as prices. It will also include a detailed breakdown of the various different trades that you will require and give you a price for labour based on the current market.

The pack will also include a step by step guide on building a self build home. It will give you advice on what to do and when and what to watch out for. It includes lots of money saving tips and the pack can be used when applying for a mortgage because your bank or mortgage broker will require a detailed estimate of the build costs. It will also provide you with a barometer on how your build is going and more importantly your budget.

All of this for €300 + Vat

We also offer this service for extensions & garages etc for €175 + Vat

Contact us at info@clevermike.ie

Please find below a stage by stage guide on how to build a self build project

How to build a house using direct labour.

The savings that can be made by using direct labour and CLEVERMIKE can be massive. We are talking tens of thousands of euro. There is however a lot more organisation required. Below are some tips and a guide to follow that should ensure that your self build project goes according to plan and budget.

We are assuming at this stage that you have received planning permission for your project. We would firstly suggest that you secure the services of an accredited engineer. If you have secured a mortgage to undertake this new development then the bank will insist that an engineer sign off on the various stages in order for you to draw down stage payments on your mortgage.

The following list is to give you an idea of which trades people you will need and when you will need them in order that your project runs according to plan.


1 - Fencing Contractor

You may need the services of a fencing contractor to secure your site. This is often stated in the purchase contract. It is normally the responsibility of the purchaser to secure the site.


2 - Sinking A Well

If you do not have mains water then you will have to sink a well.


3 - Site Clearance, Ground Work & Foundations

You will need to open the ditch, clear the top soil off of the driveway and the floor area of the new dwelling. You will then be required to put down stone to prevent machinery etc getting stuck. Your foundations are then dug out. Steel cages are then made up and placed in the foundations then the concrete will be poured. The engineer will insist on being there for this very important stage.
Next you will need a block layer to bring the house up to damp course level. You will require the services of a plumber shortly so you can install pipes for sinks, toilets etc if you intend to pour a finished floor. The rising walls are left to dry next step is filling this in with stone. Do not forget at this stage to install a radon sump. This will prevent any build up of radon gas in your house. This is relatively inexpensive to do and normally the block layer will do this for you.

The stone is then compacted and sealed with a damp proof membrane. Next is floor insulation and finally approx four inches of a concrete slab is poured to produce your finished floor. It is important to note at this stage that if you intend to install an under floor heating system that the pipes need to be installed prior to the finished floor being poured.
NOTE: The engineer will normally sanction a drawdown of a stage payment for the mortgage at this stage.

4 - Block Layers / Timber Frames

You are now ready to start building. You will have received a quote from the block layer to take your house to roof level in the case of a timber framed house this will include the roof. If the house is a block house and has more than one story you will need the services of a carpenter to put in the floor joists or a concrete company if you want solid concrete floors upstairs, (solid concrete floors are a good idea if you would like under floor heating upstairs) however you should say this to the engineer at an early stage as the foundations may need to be reinforced.

The materials that will be used here are as follows :

Sand
Cement
Blocks
Soaps
Wall ties
Insulation
Lentals and
Window Cills

(get quotes for all of these and more at CLEVERMIKE)
You may at this stage require some scaffolding. The block layers will be able to give you an accurate list of what you require.

Your engineer will have visited the site a couple of times at this stage and normally sanction another stage payment.
You should at this early stage have your house measured for windows. You should also be thinking of where you would like plugs and sockets etc and a kitchen layout. You will need to have the walls chased. This is where a channel has to be cut out of the concrete blocks to take the electrical cables and water pipes where necessary.

5 - Carpentery

You will now require the services of a carpenter. Your roof is the next job to be done. You have two choices here, you can have a cut roof or a truss roof. A cut roof is where the carpenter makes up the roof on site; this normally gives you a bit of extra space in the attic. A truss roof while faster and cheaper to erect will limit the space in your attic.
Your carpenter will give you a list of materials that will be required. You should shop around there are big savings to be made here. Top Tip : When getting a price for roofing materials you should include door frames, window boards, skirting boards, doors and architrave. The more you buy the better the price. Your carpenter will normally quote you for 1st fix. This will include door frames and window boards. The door frames have to be installed at an early stage in order for the plastering to be done.

A list of the new materials that will be required are :

Timber
Felt
Nails
Lead
Slates or Tiles
Door frames &
Window boards.

Note: The plasterer will need to plaster the chimney before the carpenter puts the slates or tiles around it.

It is also a good idea to put your water tank in the attic at this stage as it may prove difficult later.

Your engineer should have visited the site to oversee the roofing stage and a stage payment may also be available here.

6 - Windows & Doors

These should have been measured a few weeks ago and should now be ready to be installed.

7 - Facia & Sofit

This needs to be fitted before the plasterer comes on site. You should also have the gutters installed. There are specialised tradesmen who do this exclusively however it's a job that your carpenter could do. Again get 3 prices for materials and labour.
Note: One of the reasons for this site being set up was when I was getting prices for facia and sofit for my own house; I got 5 quotes for the materials from local suppliers. There was a difference of nearly €800 between the dearest and cheapest.

8 - Plasterer

I spoke above about getting your house measured for windows at an early stage. The reason for this is that the plasterer can't start until these go in. They take about a day to install but could take up to 8 weeks to make. At this stage you will have scaffolding hired out so you want to get the outside plastered as soon as possible. If you are putting up the scaffolding make sure it is kept out from the house about 16 inchs this will make sure that the plasterer can do his job without you having to move the scaffolding.
The plaster will put on a scratch coat first and then the finished coat.


9 - Electrician & Plumber

At this stage you should know where you want the following located :
Light Switches
Plugs & Sockets
Light fittings
Fridges
Cookers
etc

You will also need to know where you want to locate :
Toilets
Radiators
Showers
Sinks
Dish Washers
etc

If you intend on fitting solar panels you need to make enquiries at this stage as it may affect the type of hot water cylinder installed.

You also need to know what sort of a security system you would like so that the electrician can run the cable.

Once the 1st fix plumbing and electrical are completed you can slab the ceilings. Note: A lot of people are now putting insulated slabs in the house on the external walls. This is more expensive but should pay off in the long run. It will cut down on the cost of plastering the house. If you decide not to do all the walls then you should consider doing at least the north facing walls as this tends to be where most heat loss occurs.

Your plumber should be able to give you an accurate price for all materials. I would suggest that you get a price without the bathroom ware. This is something that you should pick out yourself. Note: the shower trays need to be installed before the slabbing is complete so the waste water pipes can be run.

Your electrician will also be able to give you an accurate price for labour and materials. Note: Your electrician will have to be certified. The ESB will require him/her to submit a certificate before they will run power to the house.


10 - Plasterer

At this stage the plasterer will return to the house and plaster the inside. It is important that this does not dry out too quickly as it may cause cracks. Some windows should be left open to allow air to circulate.


11 - Electrician, Plumber & Carpenter

The electrician, plumber & carpenter can now return to do the 2nd fix i.e. finish off the house.


12 - Staircase

If the house has more than one level the staircase can now be installed.


13 - Ground Work

Once the house has been plastered outside you could have the waste water pipes etc installed aswell as foot paths. Note: You should run a pipe under the foot path for phone lines and other electrical cables in case you would like outside lighting etc. This will save you having to cut a channel in the foot path at a later stage.

You are also ready to install your septic tank, waste water treatment unit or connect to the main sewer line.


14 - Finishing

You will need some of the following to finish your house :

Interior Designers
Kitchen Suppliers / Fitters
Tilers
Painting and Decorators
Landscape Gardeners
Patio & Decking Fitters
White Goods Suppliers
Paving Contractors
Tarmacadam Contractors

Don't forget to post your job for FREE at CLEVERMIKE to get the best prices for labour. You can also search for the cheapest materials suppliers by hitting the materials link on the home page. Just simply type what you are looking for, select a category and submit. We will have the relevant material suppliers in your area come back to you with quotes.If you follow the above instructions you should be able to complete your project in time and on budget.
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