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If you did a trial dig it would help establish if the foundations are suitable.
In certain ground conditions a reinforced 200 thick strip foundation will hold up a two storey house.
I'd be amazed if anyone did an extension with less than 200 thick foundations, even 30 odd years ago.
I'm a Quantity Surveyor of 12 years, so I know what I'm talking about.
Hope this helps, feel free to DM me.Started out with nothing, still got most of it left.0 -
Will you get/need Planning consent for a 2nd storey?
* Read up on 'Permitted developement'.
* if it falls outside PD, then investigate local Planning. Is it a Conservation Area? What other factor affect the 2nd storey (eg how near the boundary is it?)? Have other properties done similar? Make an appointment with a Planner for a pre-planning enquiry
Will the footings support a 2nd storey?
Can only be determined by a structural engineer and investigation of the existing foundations. Whether the current owners will permit such an excavation is up to them, but unlikely. Ask?
I know that a two storey extension falls outside of PD and as a result I will need planning permission.
Yes there is presidence set by similar houses in the road with two storey extensions.
In relation to meeting with a planner for a pre-planning enquiry - Can this be done before the house is bought? I assume I would have to own it??0 -
FTBuyerGlasgow wrote: »If you did a trial dig it would help establish if the foundations are suitable.
In certain ground conditions a reinforced 200 thick strip foundation will hold up a two storey house.
I'd be amazed if anyone did an extension with less than 200 thick foundations, even 30 odd years ago.
I'm a Quantity Surveyor of 12 years, so I know what I'm talking about.
Hope this helps, feel free to DM me.
That’s promising.. I will, Thanks very much0 -
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Oh really?? Didn’t know that.. that’s useful!0
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FTBuyerGlasgow wrote: »If you did a trial dig it would help establish if the foundations are suitable.
In certain ground conditions a reinforced 200 thick strip foundation will hold up a two storey house.
I'd be amazed if anyone did an extension with less than 200 thick foundations, even 30 odd years ago.
I'm a Quantity Surveyor of 12 years, so I know what I'm talking about.
Hope this helps, feel free to DM me.
But it won’t meet regulations for a new extension.
The purpose of strip footings being in excess of 1 metre is the quest for solid ground. Ground moves; some more more than others. We’ve worked on plenty of houses with virtually no footings to speak of. Houses do stand, but they’re at the mercy of the ground they’re sat on, not the depth of concrete.Everything that is supposed to be in heaven is already here on earth.
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Hi
I have had an offer accepted on a house that has an existing single story side extension running from front to back of the house. The extension is over 30 years old and was there when the current vendor bought it.
The problem is there is no paper work or record of planning permission. I am worried be that the foundations may not meet current building standards.
In addition to this, my plan is to build another storey on top of the existing extension and I’m worried that:
a) the foundations may not be strong enough
b) the council may refuse due because the ordination extension has no paper work.
Does anyone have any experience in this area or advise?
Thanks
The whole house(older than the extension by ?) is probably on foundations not up to current building standards.
The extension could be on better foundations than the rest of the house(might still not be suitable for a second story).0 -
Doozergirl wrote: »To answer your questions, I’ll go with (b) first. They won’t mind or care. They won’t refuse anything on that basis. It’s neither here nor there, but you are improving what is there so it makes little sense to refuse anything anyway.
The extension could fall under Permitted Development anyway and current Building Regulations were only introduced a little over 30 years ago so it may pre-date them. Even if it had sign off, regs in the 80s fell far short of the present ones.
(a). Even with relevant permissions in place, the foundations may not be sufficient for two storeys. You would need to dig trial holes to establish the present depth.
One wouldn’t necessarily demolish the existing extension if foundations weren’t sufficient. Underpinning is a distinct possibility, depending on how good the present extension is.
Underpinning will show up on any future surveys for sale and may reduce the value of the property.
I still can't see how this can be cheaper than buying purpose built house at the size you want. People extend because it is cheaper than moving if they have owned the house for several years. Your idea fails on the extending because it is cheaper than moving because you are wanting to move to this house to extend it. If this stacked up financially no one would buy an extended house they would all buy one that hadn't already been extended and do their own extensions.0 -
Underpinning will show up on any future surveys for sale and may reduce the value of the property.
I still can't see how this can be cheaper than buying purpose built house at the size you want. People extend because it is cheaper than moving if they have owned the house for several years. Your idea fails on the extending because it is cheaper than moving because you are wanting to move to this house to extend it. If this stacked up financially no one would buy an extended house they would all buy one that hadn't already been extended and do their own extensions.
It's because the house is not being for bought for the full market value in the first place so this is where the saving will be made. I would not be considering it if it didn't stack up financially.
Construction for the extension will not commence until after the next two years or so subject to planning and when we can take out some equity to help fund it. In addition to this, the house is in London where prices are already exceptionally high, buying an extended house in our case would be far more expensive due to the location and stamp duty (as this would be an additional property).0 -
Underpinning will show up on any future surveys for sale and may reduce the value of the property.
I still can't see how this can be cheaper than buying purpose built house at the size you want. People extend because it is cheaper than moving if they have owned the house for several years. Your idea fails on the extending because it is cheaper than moving because you are wanting to move to this house to extend it. If this stacked up financially no one would buy an extended house they would all buy one that hadn't already been extended and do their own extensions.
Tell me exactly how underpinning shows up on a survey? It doesn’t and can’t possibly show on a survey. Besides, underpinning to beef up exisitng foundations to support a second storey is perfectly acceptable and would not reduce value. It wouldn’t even show on the certificate which would simply be entitled “two storey side extension” or “addition of second storey to existing extension”.
I extend houses for a living. In fact, I used to buy houses, extend them, sell them and make a profit. Whether it financially worth it all depends on the house and house prices.
People extend for many reasons, not just one.Everything that is supposed to be in heaven is already here on earth.
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