Are architect/project managers cost effective?

extender_2

As a newbie to building work, living in London, can anyone out there give me some advice please?

I am planning to extend my kitchen/breakfast room to the side along its whole length. So the new bit will be about 21' x 7'6" making the overall about 21' x 18'. There will be a new flat roof, new solid wood floor throughout, new kitchen, and a new loo ( off the hall).

There will be some drains relocation, new radiators added, a condensing boiler to be moved, and presumably the outside concrete and solid floor at the kitchen end of the current room will have to be dug up to accommodate the suspended wood floor.

To get to the point. I would rather not have to find a builder and oversee the work myself but I am not sure about the extra cost of a pro. Is it generally a good idea to employ an architect/project manager for a small job such as this. I have heard that it can be no more expensive since they can negotiate good deals with reliable contractors/ get trade discounts etc.
And they are responsible for any problems, snagging etc, no questions asked.

Also, can anyone suggest a ball-park figure for the cost of the work, all-inclusive? ( in London, remember)

Would be grateful for any thoughts anyone might have...

marybishop

If you're not keen to oversee the project yourself then why not use a building surveyor who can basically see the project through from start to finish. By that I mean he/she can draw up the plans for Planning Permission (if required). Once that is achieved they can then produce working drawings for Building Regs approval. Next step is to tender the work to say three or four reputable builders. Once the builder is sorted then he/she can oversee the works on site to the end of the project dealing with issues as they arise plus keeping track of the money side of things (v. important!) to final account stage. If you want names of surveyors in your area who do this type of thing then either phone the RICS on 0870 333 1600 or go to https://www.rics.org and click on Find A Surveyor.

extender_2

Thanks for the reply Mary.
Would a surveyor be cheaper than an architect ?

marybishop

Hi extender

Couldn't say Im afraid - I think your best bet is to perhaps speak to one or two of each and see what they come up with. Just keep in mind that what you're wanting to do is fairly basic stuff and an architect may go a bit OTT with his ideas. You need to make sure you get what YOU want and not what they think you should have. Obviously they will know what is/isn't feasible but if you're trying to keep costs down you don't want fancy design ideas that are going to inflate the price.

What type of property is it? If the extension is coming close to your neighbour's property there may be notices required under the Party Wall Act which a good surveyor/architect should know all about and be able to give you the correct advice.

Again have a look at the RICS website at the guidance leaflets or PM me and I can send you these in the post if you wish.

extender_2

Thanks again. It's a semi. Makes sense I suppose that an architect would be more expensive and as long as I get the right sort of surveyor I'll be OK. I see the RICS site lets you see the kind of work they've done in the past. I must say that some of the surveyors I've had around in the past

extender_2

Thanks again. It's a semi. Makes sense I suppose that an architect would be more expensive and as long as I get the right sort of surveyor I'll be OK. I see the RICS site lets you see the kind of work they've done in the past. I must say that some of the surveyors I've had around in the past
have been worse than useless.
Anyway, thanks and bye.

amyface

Really difficult to come up with a estimated cost, as quotes will come in at many different values, dependent on many many many variables!

In November 2006 edition of Housebuilding and Renovation, the following costs (per m2) are given which may be of some accuracy - drains, radiators etc may or may not add to this as a guide.

Single Story Small build guide - up to 90m2 for greater london
DIY + Subcontractor £713 standard, £825 good, £992 excellent
Subcontractor £755 standard, £874 good, £1050 excellent
Builder and Subbies £797, £922, 1108
Main Contractor £838, £970, £1167

Again, treat them as a best guestimate, but builders being builders will I'm sure quote in excess of these, dependent on their circumstances.