Building an extension and loft conversion...where to start?

sam1970

As the family is growing and after ruling out a house move (due to costs and not wnating to be stuck with a new mortgage) we decided to go for a double story extension and also a loft conversion to create much needed space. I have started calling some firms to give me a quote. Will it be a better idea to find an architect to draw te plans and then find builders to do them or just hand over the whole project to one firm and let their own architect deal with it? I am hoping to do the loft first..take a break(financial) and then get on with the extension...any advice will be much appreciated

Doozergirl

sam1970 wrote: »

As the family is growing and after ruling out a house move (due to costs and not wnating to be stuck with a new mortgage) we decided to go for a double story extension and also a loft conversion to create much needed space. I have started calling some firms to give me a quote. Will it be a better idea to find an architect to draw te plans and then find builders to do them or just hand over the whole project to one firm and let their own architect deal with it? I am hoping to do the loft first..take a break(financial) and then get on with the extension...any advice will be much appreciated

Probably an architect, or a really nice builder that does design & build and will work with you and the architect.

I think the loft would be better doing second. Your extension will need tying into the the roof somehow so damage will be caused up there if it's already finished.

It depends on available land and the positioning of your house, but a larger extension will be cheaper than a smaller extension and loft conversion.

sam1970

thank you for the advice. I was also worried about doing the loft first for that reason but one firm who surveyed the house assured me that It will not be a problem to do the loft first. He said they will install the supporting metal beams in a way that when it comes to knoking wall off for the extension, the beams will not be affected.

cyclonebri1

Doozergirl wrote: »

Probably an architect, or a really nice builder that does design & build and will work with you and the architect.

I think the loft would be better doing second. Your extension will need tying into the the roof somehow so damage will be caused up there if it's already finished.

It depends on available land and the positioning of your house, but a larger extension will be cheaper than a smaller extension and loft conversion.

At odds again, I do not think you need and architect, infact unless there are some serious structural and visual issues, you do not.

Sub divide this, get a plan drawer to do the drawing, the council approve these and the strucs and the builder builds to accepted standards.

DG touched on an issue that is paramount. The roof.

I would have said don't do anything until you have ensured the roof is 100%, but, in this case make sure it is ok, then re-roof after the loft conversion, if there are no dormers you may just get away without.

THE ROOF IS THE IMPORTANT BIT

sam1970

there will be no dormers (to reduce the cost and avoid need for planning permission)..the roof is in a good shape..we never had any problems with it in the past

Doozergirl

sam1970 wrote: »

there will be no dormers (to reduce the cost and avoid need for planning permission)..the roof is in a good shape..we never had any problems with it in the past

A double storey extension needs planning permission. Most dormers do not.

You need to draw up all the plans together in one application. Then dormers have little bearing anyway.

The reason I suggest an architect is a) the sinple need for decent drawings on a large project that needs PP and b) that they know how to get the best use of space in a house (at the least knowing best angle for stairs; these are a total pig to calculate to building regulations into a loft) and hopefully save you some money and get best value out of your house.

My first thought is whether everything could be achieved in one extension (unless you are in a London type terrace).

It isn't just RSJs that are affected by tying in a new roof. The actual roof fabric is affected. No matter how quick you try to be, roof tiles have to be removed, joists and trusses need to be spliced in together and guttering needs to be ripped off and replaced at some later date. The opportunity for water ingress is high. Even if it's just stained paintwork in a new loft conversion, it's still inconvenient.