Building Extension - where do I start.

kayleigh

I am planning on building an extension but have no idea where to even start.

I have a 3 bed detached house - but the kitchen is too small for the property - so I wish to build into a space I have out the back to make it a kitchen / diner.

Where do you start? Do you call up an architect and take it from there?

How much will he charge - not even 100% sure I will do it if the costs are too high and I will not add value to my property (will he be able to tell you that)?

I want someone to come and tell me what I can and cannot do with the space, the cost of doing it and if it will add value to my property. If it makes financial sense - I will then get drawings, plans, etc, etc, etc.

stooby

Hi,
i've just completed an extention so i can give you a few clues.
I started out with a 2 bed 1860's semi with a downstairs loo etc. I had some space at the side so i have extended.
I now have a 3 bed semi with an updtairs loo and en-suite.

First thing is have a vague idea in your head what you want in the extension i.e. bigger kitchen, more bed's etc.
I then called an architect who came round, measured up and gave me some more ideas of what i could do with the space. We agreed on a layout which he drew up and submitted to the local council.
I then used the plans to show potential builders what i wanted so they could give me a price.
I'd strongly recommend you get recommendations for builders because the number of cowboys out there is frankly quite staggering - plucking names out of the yellow pages is certainly not a good idea.
A decent "small" builder will be booked a few month sin advance. A big building company will be able to start sooner but of course will charge you more - that Merc the estimator turns up in is paid for by someone!

Just re-read your post and realised i'm going too far.
Short answer is Yes, get a architecht in and he'll tell you what you can or cant do and he should be able to give you an idea of cost or he will have builder contacts who could tell you.

Good luck!

never_enough

Some architects will only do the plans, some will want to do everything from plans, planning permission approval through to project management. So decide what you want then phone around. Find out from friends & neighbours who they've used. When I consulted an architect a couple of years ago she wanted 10% (+VAT) of the total build costs to do everything from start to finish.
A local architect should also have a certain awareness of what is likely to get planning permission.

margymuggins

Hi like stooby says beware if u continue get architect to do drawings i was charged £365 for drawing then there are costs to submit plan in rough guide
planning fee £110
building reg fee £96.35
ordanance map fee £30.00
bulding inspector fee £385.00 this is what i paid 2years ago 4 single storey side and rear extension to provide large kitchen/wc &wet room/utility
better to get planning than building regs will help more if needed cya

moonrakerz

Have a good walk around your area and see who is having building work done similar to your requirements.
Ask the householder if they are satisfied with the builder, if so, ask the builder if he could come and look at your place and he will advise whether you need an architect or it is a simple job that the builder could supply the necessary drawings for. With the advent of the PC and reasonably priced CAD packages, this is now quite common.
He will also be able to give you a rough idea of his price and all the other bits you will have to fork out for !

marybishop

You could use a Chartered Building Surveyor - https://www.rics.org 'Find a Surveyor'. Ring round a few in your area and ask them if they will come out, discuss your ideas, tell you what's feasible and then give you a fixed price for drawings for PP, B Regs, etc.

robowen

I think we paid about £200-£300 for an architect to draw up some plans. He will be able to tell you how big you can build.
I cant quite remember now...but I think we were only able to increase our land area by around 10-20% of the existing land area....if that makes sense i.e, if your land area is 100sq/M..you can build 10-20sq/M... the equation is something like that. I'm not sure if this rule is still in effect, it was a while ago when we did our extension.
You'll need drawings for the builders to give you a quote.
Rob