First time extension project

busy_mom_2

I am planing a small extension to the side of the property which will form a utility room and WC. i also want to take a supporting wall down between what in now the dining room and kitchen to open it up and then swap the room around so the kitchen goes in the middle and the dining room on the outside where I can then incorporate French doors leading into the garden. Where do I start?
Do I ask some-one round to discuss if ideas are viable as have some drains outside where I would like the extension. Do I speak to someone first to see if the kitchen can go where I want it due to drainage etc...
A friend also mentioned I may be better looking at a firm who will do the whole refurbishment rather than separate tradesman to do the building then a separate tradesman for the kitchen. What about plans and planning permission? Quotes as my figure is probably way off what I am expecting.
Any help greatly accepted.

Alias_Omega

A good building firm will sort this for you, they should put you in touch with an architect, then the builder will carry out all the work.

The builder might be a joiner by trade, who employs a few bricklayers, and a few labourers. Usually electricians & plumbers are contracted in, and the roofing work carried out themselves.

Payment would be in stages, so ideally architect seperate, then maybe something like -

20% at footings in & first course of bricks down
50% at walls up, and roof going on (ie watertight)
100% upon final completion

Though, the builder will talk you through this. Avoid anyone who wants you to buy the materials, and anyone who wants the whole cash up front. Get as many quotes as needed to assure yourself that the quote is fair, and ask for references and dont be afraid to call them.

A good builder wont be able to "start straight away", they will have months of work and will have to fit you in sometime.

The next step would be to google the companies name, the builders name and too see if they pop up here etc.

Good luck.

Alias

screwedagain

It wouldn't do any harm to speak to your local council's building control department either, if you are planning on removing supporting walls etc.

Something that I think should me made clearer to the uninitiated who are undertaking domestic extensions and renovations etc. is that it is entirely their responsibility, as the homeowner, to seek out and obtain building regs approval. Don't just assume that a builder will do this for you, as he has no obligation to.

An architect should normally look after this for you however, so (assuming that you will be employing an architect or architectural technician etc.) make sure they provide this service as part of their fee.

HTH

designtent

Your local authority will be able to advise you if you require planning permission and or building control approval. You may be able to build under 'Permitted Development' which in a nutshell means you can progress the build without full planning permission, usually a good rule of thumb would be that generally any structural alterations will incur a building control application.

Some builders offer a service where they will make the enquiries for you and produce the drawings, however these services can be found simple by doing a google search in your area for "planning and building control drawings" etc.

Prices range from between £350 - £2000 for drawings depending on the complexity of the design. We charge £700 for planning and building control and we are based in the south east, this should give you a good guide for price.

Remember there will also be a fee to your local authority for planning and building control i.e £150 for planning and £175 for building control depending on type and size of build + an inspection charge.

Hope this helps and good luck.:)

Grz.26

You need to think about if there are drains outside what type they are? As in who are they owned by, as maybe a problem when you start to lay foundations. once your out of the ground its all ok..

capeverde

government planning portal tells you immediately if you require permission or not. No need to contact planning as this now supercedes previous regulations.

http://www.planningportal.gov.uk/permission/commonprojects/extensions/

You will however require building regs. For a small extension like you have in mind, a full set of plans would not be necessary. A simple technical drawing would suffice. Obviously you and the builder need to be singing from the same hymn sheet. Building control will need to be contacted before work starts and arrangements will need to be made for them to inspect the works at various stages. They will also have an interest in your knock through where weep holes would probably be needed and on removing the internal wall. All really basic stuff and any builder worth his salt could handle all of this very easily. Dont forget to hold a 5% retention for 3 monts after the work is finished and get this in writing initially. The main thing is transparency, just as builders can upset customers, it works both ways. Be open honest and get everything in writing.