building cost estimate pre-tender

[what..the?]

We are 8-9 months into a house renovation, we appointed a recommended project manager at an early stage the project has moved from a basic renovation to a basic renovation, loft conversion, and small extension, we chose to expand the project, to add value to the property, undertake all future works at one time so we can live in the house over the future years undisturbed, and because the project manager quoted figures we could afford.

Since the project became bigger we have had to apply for planning twice and employ a structural engineer to do the drawings for the steels (which was not a pre warned cost at £2,000 for drawings)

Now months now the line and about £10,000 invested in project manger costs, structural engineer drawing, planning and building regs costs, and rent for another house (we bought the house last July and it is not suitable to live there in its current condition so have to rent)

The out the blue we get a letter from our project manger which states that he has looked at the proposed works again and done the sums and estimates the work to cost X amount of money, and then he just closes the letter as if there is no further issue or point to raise..

What he doesn't highlight but stands out like a sore thumb to us is that his end figure is £100,000 more expense that what he has estimated over the last 5 months since the project became bigger, we even have invoices from him showing his fee at that stage is 9% of the project so far based on the project estimate cost of X amount, which proves we haven't been mistaken.

We rang him and he said it is just an estimate???? And that we should wait for the tenders to come back, but why would he increase it by £100,000 now at this late stage when our budget is the lower figure. Advice please, thanks x

[The Builder]

If I understand this correctly, Whatters ................... in the past 5 months, the project has grown ............. you have been given estimates as to the FINAL cost of the project, including these variations?
Now, he's revised the final cost estimate by an added 100k?

[what..the?]

not exactly it was 2 months in that the project increased so we have been in the same position cost wise and plans wise for the past 5-6 months at a price we could afford (at a fixed budget we told him) now last minute he has added £100,000 at the price tag. He hasn't said sorry I made a mistake with my previous sums nothing, but as the plans have not changed in any major way just small things here and there, where we have added work in one area but taken it away in another (none of which he said had cost implications) I don't see why the price has changed. He says wait for the tender to come back in a month but we have a month of hell waiting to know what our future will hold and if we have to revert to a basic renovation only and lose the £10,000 is costs up to to this point.

[The Builder]

Communication, communication ....... etc........... or lack of. The commonest source of problems in the building trade. gormless builders and "precious" architects usually. This isn't Project "Management". You should be kept in the frame every step. Easy to say. In fact, fairly easy to do as well...........
The eventual tenders may well come in nearer the price you were expecting, but no thanks to your PM if they do. I'd be terribly annoyed with myself if I'd let a project get away from me to this extent.
Do you have a contract with him? Can you send him on his way and start again?

[what..the?]

i would agree straight away that it is a communication problem, but it's not as if he has known it was 100k more all this time, i'st poor working out skills and maths on his part, I get the impression as soon as he worked out the real 'higher' cost he told us straight away (pretending it was normal - maybe to cover his back), it's just that is too late now so he's 'f**ked' up big time!

We have an open contract letter where he underlines the work we want doing and what services he can supply and that his fee is 9% etc, I have asked him in the past that if for some reason after tender we had to pull out what would we pay he said 50% of the 9% of the net cost of the job plus VAT,

Yes I think if the tenders are too high we will pull the plug on his work on the job and seek to get local builders who are recommended to come and quote to do the basic jobs we need doing just to move in, and perhaps skill legal advice for our solicitor friend concerning our loss of 10k plus

[The Builder]

That's a good way to go. Don't lose heart. In the present economic silliness, there are a lot of good building firms out there starved of work.
You're in a strong position
Good luck

[what..the?]

lots of kisses to you builder...don't let me OH know lol

p.s. you have helped me a lot in the past, a truly brilliant AB member, I couldn't do without you, but I just have to know ...is that you on your avatar picture, because you look lovely with a really honest trustworthy body language, if it isn't you it was a good choice....lol

[AlBags]

Cuh! I rarely get them like that.
Had a few snogs tho in my time : )

[TonyV]

What the - You will be find it hard to recover any costs from your present PM. As Builder said before if you can ditch him, I would, as there is already mistrust there then do it, because you will not have any trust in him now.

As for a way forward - you got some drawings - assumably approved.

Why not ask local builders to quote on the drawings you have?

[The Builder]

.......... step aside AlBags ............ I've pulled ;o)

Mrs What, you've just made my Sunday morning! I really appreciate it.
Al and I, and all the others on here are glad to help anytime, especially when we get a chance to show our industry in a better light than people are used to. :o)

Yes, that's me in the pic............. taken by another AB member, Jenna1978.

[TonyV]

Builder - seems like you got the job - lol

[what..the?]

Great it's really you in the pic....I can look on you now as the guy in the know rather than a randomly chosen avatar.

I would get you down to Cornwall to quote on the job builder but I haven't had the tenders back yet and shouldn't jump the gun really. I am asking the advice of some local builders who are too busy to do the job themselves but can look over the tendor packs and tell me the 'truth' hopefully just as a friend. If the tenders are all but bad news do you like Cornish pasties? lol

Bless you albags lots of kisses to you too xxx

[what..the?]

Hi tony thanks for the advice, I am now trying to source local recommended builders but the good ones are all busy.....I suppose thats the way!

[AlBags]

lol XX

[TonyV]

what the...

Good builders will always be busy - but if you got drawings of what you want - if you can priortise your requirements then get builders to to quote for each bit ie refurb / loft con / exstenstion