Second storey extension question

moneypuddle

Our house has a single storey extension which contains a utility room and a playroom. We are looking into adding an additional two rooms above; another two bedrooms.

This may not be something anyone is able to answer but in general would the foundations that were put in place for the single storey extension be enough to support another storey, and would this generally mean that it cheaper to add the second storey on since there would be no further foundations cost?

Also what is the process of having an extension done? We were thinking of asking the immediate neighbours their view first, then contacting a builder for a quote, then an architect, then applying for planning permission. Is this the correct order?

Thanks for any help

phill99

The only way of determining whether the foundations are adequate is to have hem inspected. This will involve digging down by the side of them. Depending on when the extension was done, your local building control dept may still have the copes of the submitted plans.

So to answer to your question is that we don't know and you need to find out.

If the foundations are adequate, you would be able to build on top of your existing extension. If they aren't adequate, you will need to knock down and start again.

In terms of the process, a builder won't be able to quote without plans and a specification so you need an architect (a draughtsman will suffice - you don't necessarily need an architect) first. Then you would apply for planning permission and submit a building control application.

moneypuddle

Thank you Phil! The extension was only done about five years ago (by the previous owners) so hopefully not too long ago for the building department to have binned the copies

propertyman

Honestly you have it in reverse order.

The Local Planners will be happy to look at a good photo of each elevation in the context of the surroundings to indicate if you have nay allowance left, bearing in mind the new rules, on an informal "no premises guv"basis.

At the same time they will help you with a viewing of the building in regulations drawings to gauge what was done. As a rule of thumb foundations for the average bungalow and a house are going to be the same in average supportive soil.

You then employ someone to design the building, and their first step is to look at what was done and can help with getting soil tests or excavation done to inspect the foundations.

It need not be an Architect there are plenty of design services who employ architects arch technicians chartered building surveyors chartered builders etc.

They can give you a broad budget and if it makes financial sense,produce working drawings, and they may help with tendering and supervision as the work progresses. While that is an extra fee the Watchdog complaint is "I paid him 90% and he mucked off "- the contact administrator can check what they are doing, expertly, and value what to pay when they have earned it..

Good luck -
1 can I build it/one of several options of it
2 what have I got
3 What do I need
4 what will it roughly cost & choose
5 get prices
6 select builder
7 Leave website for channel 5's "cowboy builders" in plain sight as motivation

securityman

You will have to dig an inspection hole to look at the foundation.
The BC will want to see it what ever because they might of seen it was the right size before it was filled, but they dont know what it was filled with after.
Easy to do you self if you have a spade to see if you could build on top before you spend any money. Hopefully you have grass around the outside to make digging easy.
If they are not right, you would have to under pin or pull down and start again before you can build on top.

DannyboyMidlands

Considering the age of the extension then the existing foundations will probably be ok - assuming everything was done properly. But they will need to be exposed and checked.

If they are borderline then you could use a lightweight timber construction for the new bit.