Extension Questions!

maevey76

Hi Everyone!

Ok, I'm a long time lurker but this is probably one of my first posts. :j

Me and my husband have just put an offer on a semi which is in a great area, reasonably priced and has just had kitchen extended, lovely new kitchen put in, gas heating, new bathroom, detached garage etc. It looks fairly likely the offer will be accepted so I have a few questions for you all, hope that's ok :beer:

Our only issues is that it isn't the biggest house in the world and we have 2 kids so space is always an issue! The other is that the current bathroom is downstairs, so ideally we'd also like to have an en-suite or shower room / WC upstairs too.

We would have a couple of options for extending / creating more space including putting on a second storey extension over the existing kitchen extension at the back but this would need planning permission and I assume we would need an architect to draw up plans (sorry - total rookies at doing this type of thing), and we might be looking at around £20k to do the work, if plans got approved etc. Does that all sound right and does anyone have any good architect / builder recommendations we could contact to take a look and give us a quote for doing this.

Another option might be to extend sideways, out onto the driveway, making the downstairs (and potentially upstairs too if it was a double storey extension) bigger, which we wouldn't be keen to do immediately since there is already an extended new kitchen downstairs and I imagine this work would be likely to impact on that. I have noticed a few other houses that seem to have done this, though, and added on a family room or extended their kitchen this way.

A final option would be a roofspace conversion - there does seem to be space on the landing for a fixed staircase and I see a few houses on the street have put in small dormers at the back. When I looked into doing this before at our current house we were told about £10k for a conversion just with velux windows, more like £15k for a dormer - does that price still sound about right? Would it be possible to put in an en-suite into a roofspace conversion and does that make things a lot pricier?

Thank you all for reading and for your suggestions :beer:

saverbuyer

maevey76 wrote: »

Hi Everyone!

Ok, I'm a long time lurker but this is probably one of my first posts. :j

Me and my husband have just put an offer on a semi which is in a great area, reasonably priced and has just had kitchen extended, lovely new kitchen put in, gas heating, new bathroom, detached garage etc. It looks fairly likely the offer will be accepted so I have a few questions for you all, hope that's ok :beer:

Our only issues is that it isn't the biggest house in the world and we have 2 kids so space is always an issue! The other is that the current bathroom is downstairs, so ideally we'd also like to have an en-suite or shower room / WC upstairs too.

We would have a couple of options for extending / creating more space including putting on a second storey extension over the existing kitchen extension at the back but this would need planning permission and I assume we would need an architect to draw up plans (sorry - total rookies at doing this type of thing), and we might be looking at around £20k to do the work, if plans got approved etc. Does that all sound right and does anyone have any good architect / builder recommendations we could contact to take a look and give us a quote for doing this.

Another option might be to extend sideways, out onto the driveway, making the downstairs (and potentially upstairs too if it was a double storey extension) bigger, which we wouldn't be keen to do immediately since there is already an extended new kitchen downstairs and I imagine this work would be likely to impact on that. I have noticed a few other houses that seem to have done this, though, and added on a family room or extended their kitchen this way.

A final option would be a roofspace conversion - there does seem to be space on the landing for a fixed staircase and I see a few houses on the street have put in small dormers at the back. When I looked into doing this before at our current house we were told about £10k for a conversion just with velux windows, more like £15k for a dormer - does that price still sound about right? Would it be possible to put in an en-suite into a roofspace conversion and does that make things a lot pricier?

Thank you all for reading and for your suggestions :beer:

If the single storey is single skin, it's unlikely it will be able to take the weight of a second storey. The foundations also might not be deep enough to take the extra weight. You would be looking at knocking down and building up again. I'm afraid 20 wouldn't touch it. Extension work is more expensive than new build you also have to pay VAT on all the work unlike new build.

There's no point adding lots of downstairs space (IMO) if the upstairs is small.

10K sounds reasonable for a loft conversion providing the joist can take the weight. It could cost double that adding an ensuite.

Get a local builder in to have a look. They should be able to give a rough price. What area are you in?

maevey76

Hmm might scrap the idea of second storey on the current extension then! I suppose we'd still have the option of extending sideways out onto the driveway if we wanted to, down the line.

We're in south-east Belfast - any builder recommendations for loft conversion?

GlynD

maevey76 wrote: »

Hmm might scrap the idea of second storey on the current extension then! I suppose we'd still have the option of extending sideways out onto the driveway if we wanted to, down the line.

We're in south-east Belfast - any builder recommendations for loft conversion?

The single storey might NOT be single skin however!

You need a survey.

maevey76

Thanks for the tip Glyn - who would we get to do a survey for us? Is that a job for a builder or does it have to be a surveyor? Can you find them in the yellow pages?! Before now we have only ever had modest bits and pieces of renovation done, new kitchen or new bathroom etc. All this talk of extensions and conversions is a whole new world to us!!

A.L.D.A

In a general sense the cost very much depends on the amount of wrecking you have to do to the existing building. Would really need more info on the house. If you PM me with the address I will have a look at it on google maps and get back.

Loft conversion: so much depends on the height of the ridge and how the roof is built. If it is trusses then probably difficult to do. Generally small house means small roof space! You will then probably need a dormer to gain any real useful space. The stair up has to be accommodated and that in turn means losing a room on the first floor or making it smaller! Also from Building regs point of view it is a 3 storey dwelling with resulting consequences for fire safety and upgrading of existing structure. If it is a small house then 'probably' you will need Planning Approval. You will definitely need Building Control approval for all options.

Extending to the side or upwards, try to keep an open mind on it. If money is limited aim for minimising disruption to the existing structure. How do you get out to the extension on the first floor? do you have to go through another room? Cost wise I doubt if there would be much difference between the options. I would guess around £22000 to £28000 BUT SO MUCH depends on the existing house, its condition, how easy it is to get to, to do the work, ground conditions, access for heavy machinery, ...... Also depends on standard of finish and any expensive tastes you may have.

Planning Service charge £281 Plan fee, Building Control probably about £100 (varies)

Architects, if you need to check if someone is indeed an Architect visit the ARB site It is the ONLY PLACE that lists ALL architects in the UK and ONLY Architects!! If someone is not listed there they are not an Architect amen, http://www.arb.org.uk/ There are a lot of poorly qualified or inexperienced people trying to draw plans, take care. You need fairly thorough drawings. The better they are the fewer claims for extras you are likely to get.

There are a number of rouses you need to be aware of, watch for design and build packages where drawings are FREE. Nothing is free, and if there is a dispute the draughts person is working for the builder. There are also people who draw cheap, but may gain by referral commissions from builders or suppliers. I think such behavour is disreputable, who can serve two masters?

Do PM me, I will have a quick look, I may know the house type.

A.L.D.A

Should have mentioned, make sure you know if any quotes you get include VAT.

GlynD

maevey76 wrote: »

Thanks for the tip Glyn - who would we get to do a survey for us? Is that a job for a builder or does it have to be a surveyor? Can you find them in the yellow pages?! Before now we have only ever had modest bits and pieces of renovation done, new kitchen or new bathroom etc. All this talk of extensions and conversions is a whole new world to us!!

I'm no expert. My best suggestion would be to contact your local council's planning department and ask their advice. I've always found these people to be helpful. If you don't get the answers there then speak to a reputable builder. Builders know the whole system inside out and some may even have their own surveyor. They can certainly recommend good architects too who will be experienced in this field and not charge through the roof (no pun intended).