House extension - what order to do things ?

mumofthetwins

Hi
We currently rent our house out, but am looking to move back ourselves. We have accepted an offer on the other house and that is moving along.
We want to give our tenants notice once we exchange contracts (4 week hopefully ) and we want to apply for planning permission ASAP.
We are planning a 2 storey side and single storey rear extension both about 3x7m.
I am just wondering what order we should do things in I.e getting plans drawn, quotes etc ???
We have never had any major building work carried out before and I haven't really got a clue ???
We were hopeing we could get the plans drawn and application submitted whilst the tenants are on their notice.
Any help would be great - we live in the north east and any recommendations would be fab too.
Lisa

phill99

You need to get plans drawn up first as builders will be reluctant to give you any idea of costs without them.

mumofthetwins

Thanks, would I use an architect for this ??

phill99

You could use an architect. But they tend to be expensive. And more often than not design something that supports their ego's and not your lifestyle.

Try getting a draughtsman to do it. They are much cheaper and design what you want.

mumofthetwins

Thanks phil
That's just what I needed to know.
Does anyone think that it would be ok to get the draftsman to draw up the plans before the tenant moves out ?
Lisa

phill99

mumofthetwins wrote: »

Thanks phil
That's just what I needed to know.
Does anyone think that it would be ok to get the draftsman to draw up the plans before the tenant moves out ?
Lisa

It depends whether your tenants would be happy for the draftsman to spend time in what is their home.

mumofthetwins

I was going to wait untill we completed before asking about getting the plans drawn. I am hoping that the tenants find somewhere before the end of the 2 month notice ( there's loads of rentals close by )
They have trashed the house and gotten pets even though we stated no pets so not the best tenants.
Lisa

sharon7_2

phill99 wrote: »

You could use an architect. But they tend to be expensive. And more often than not design something that supports their ego's and not your lifestyle.

Try getting a draughtsman to do it. They are much cheaper and design what you want.

I'm also interested in this thread - how do you find a draughtsman?

iamcornholio

Finding a good knowledgeable designer is essential - but it may be harder than finding a good builder

It's very easy to pay for a cheap set of plans, which then leads to the builder scratching his head when things aren't clear - and the client ends up paying more for wasted time or to alter things. Likewise expensive plans may add no value and be just as poor

It is relatively easy to get a set of plans approved by building control with minimal detail. So don't expect "approved" drawings to be high quality

It's also essential for the designer to be able to interpret your needs and requirements, and come up with a suitable design. Another easy thing is for the designer to do an easy design which works for him (less time and thinking) and not for the client

Don't take drawings at face value. Plans can look good, be be virtually useless.

You need to get references from homeowners, but also from the builders. You need to gauge whether the designer interpreted the brief (ie the requirements) properly, and taking account planning and building restrictions, actually came up with the best design at the most economical cost. Above all you need to feel that the designer is designing for you, and not just drawing a set of plans

Get "all in" fees where possible. You don't want to be paying for minor amendments or additional work. And ask what other fees may be expected - engineers fees, Party Wall fees, water authority permission etc.

Above all, make sure to approve the drawings before they are submitted. Ask the questions about why a particcular design was required, and ensure that the design drawings reflect your needs

mumofthetwins

Thanks for the tips iamcornholio.
We did ask a builder who a family member is using to give us a rough estimate (to decide wether it was worth selling our house and moving back) and he did say that they had someone who could do the plans, but i wasnt sure if this ment we would then have to go with that builder (they were the cheapest though and have done a good job on my cousins).
Do you know where i would be able to get any recommendations for a good draftsman in the north east area as i dont know that many people who have had building work done ?

Lisa

iamcornholio

Have a look here for architectural technicians. Or try the https://www.abe.org.uk or https://www.rics.org.uk

Your council (Trading standards dept, not planning or building regs dept) may have a list of vetted contractors

You just need to get people to come around and see if you like what they say. IMO, you need people who explain things and why certain things can or can't be done or will or wont work. And how your ideas can be included, or where costs will be high or can be reduced. Above all, they work for you and interpret your ideas - and not dictate to you

A designer who works with, or is recommended by a particular builder who you may want to use may be OK. But you still need to compare quotes with others, as they may have a cosy relationship for "commission" arrangement