how to start with an extension and loft conversion?

sam1970

After a lot of thinking we decided against moving house and instead will build a double story extension and loft conversion to create more space. There are many firms which does these projects and ahve theri architect but will I be better of starting by finding an independent architect, draw the plans, get permissions where needed and then finding suitable company for each project? I am hoping to start with the extension, have a break then do the loft..does that sound right?

Doozergirl

Hi Sam.

There are benefits to both. A good builder understands the order and practicality of build and understand your budget and advise accordingly. A great builder will have a good understanding of design and probably have a good architect contact.

I prefer to work with clients from the beginning and make the whole thing a team effort and recommend the right people along the way as I believe a team effort gets best results.

There's nothing wrong with hiring an architect first either. I think it depends on who you feel you can work with and the complexity of the build. It might be worth speaking to a couple of builders and a couple of architects. Our architect is inexpensive so I have confidence in her value, but am perfectly capable of designing simple extensions and some loft conversions need little in the way of drawing.

I would happily advise a client on a visit to the property on whether I felt an architect would be of benefit to the project - that's what I do.

Where's your building project happening?

sam1970

thanks for the advice. I am in the West midlands. As I am planning to do an extension, loft conversion and knock off few internal walls I am thinking that an architect who drws every thing from start will ensure that no surprises happenhalfway through the project. As I am planning to use different firms and builders for various jobs, I would like them all to stick to the drawn plans to avoid one of them messing up the work of the others

Doozergirl

sam1970 wrote: »

thanks for the advice. I am in the West midlands. As I am planning to do an extension, loft conversion and knock off few internal walls I am thinking that an architect who drws every thing from start will ensure that no surprises happenhalfway through the project. As I am planning to use different firms and builders for various jobs, I would like them all to stick to the drawn plans to avoid one of them messing up the work of the others

So you're going to project manage it yourself?

Then an architect would be a good choice to provide the working plan and do the building regulations for you - again so no corners are cut.

Get clued up on 'different firms and builders'. If you're project managing then you'll want individual tradesmen rather than firms! I can recommend an architect based in North Worcestershire, and a structural engineer, depending on how close you are to there.

sam1970

thank again. Unfortunately I will not be able to manage the project myself as I have no experience in these things at all. What I meant that I will be using different firms to do different projects based on their reputition and quote..I dont want to hand every thing to one firm who might give me good quote on one job and rip me off on the other plus the fact that financially I need a time break between jobs. I am hoping that every firm will stick to the plans drawn and get me the BR certificate at the end of their job

Doozergirl

sam1970 wrote: »

thank again. Unfortunately I will not be able to manage the project myself as I have no experience in these things at all. What I meant that I will be using different firms to do different projects based on their reputition and quote..I dont want to hand every thing to one firm who might give me good quote on one job and rip me off on the other plus the fact that financially I need a time break between jobs. I am hoping that every firm will stick to the plans drawn and get me the BR certificate at the end of their job

Honey, that is project managing. Ensuring that each trade takes the correct responsibilty and is mindful of other trades, making sure every job is covered, people working around each other and the timings of that is project management. It's like herding cats. You cannot undertake a large job where you have at least four trades who don't know each other and have to work around each other and expect them to work to anything but their own agendas.

A good general builder is not going to rip you off on anything. They will save you on the building regulations drawings to start with - you'll only need those if you are PMing yourself. If you don't have experience of managing something like this and don't want to do it, you cannot expect it to do itself. That is exactly where additional cost and problems will occur.

If you tried to get everyone to produce their own BRs certs you'll pay a fortune as a basic cert for one job costs £165 , plus Building Control will expect to sign off a "loft conversion" not a window here, staircase there, floor strengthening, plumbing etc. That is a bad idea. You are going to have to put your trust in someone.

sam1970

I am really very grateful for your good advice. My original plan was as follows:

1- Contract an architect to draw the plans for all work and get needed permssions.

2- Find a firm (best reputition and quote) to do the double story extension and then decorate it and furnish it. Obviously that firm will get me the BR completion certificate.

3- Take few months off to recover (financially and emotionally)

4- Find another firm to do the loft conversions (plans already drawn in step 1) and get the BR completion certifcate.

5- put my feet up and enjoy

Does this not sound reasonable to you?

Doozergirl

sam1970 wrote: »

I am really very grateful for your good advice. My original plan was as follows:

1- Contract an architect to draw the plans for all work and get needed permssions.

2- Find a firm (best reputition and quote) to do the double story extension and then decorate it and furnish it. Obviously that firm will get me the BR completion certificate.

3- Take few months off to recover (financially and emotionally)

4- Find another firm to do the loft conversions (plans already drawn in step 1) and get the BR completion certifcate.

5- put my feet up and enjoy

Does this not sound reasonable to you?

That sounds sensible. The firm that builds the extension will be more than capable of carrying out the loft conversion as well. By that time you will also have built up a good relationship and would have no need to look elsewhere.

I was understanding that you were going to try and get different people in (builder, plumber, electrician, carpenter etc) and get certificates from each on what is essentially one job for a lovely builder.

sam1970

I wish if I can do it as you said (getting different people to do various jobs) as that could save me a fortune but I am only 44 and I dont want to die early..it is going to be very stressful

cyclonebri1

Sam, a simple loft conversion doesn't need an expensive architect to complete.
Views on this are polarised, me being at 1 end and DZG at the other.
Unless you are trying to recreate Crystal Palace in dormers, an experienced individual who offers plan drawing to Building reg specs will be perfectly adequate. And very much cheaper.

Do you know within 20% what you need to achieve? No? You need an architect then. However if you have the final vision/view, which is usually simple in a domestic situation, the kind of guy I mentioned will produce everything to council approval spec, forward the process and save you big money. These guys know which tradesmen to get hold of too.

Afterall, this is :money::money::money: remember

Doozergirl

Someone needs to look at the potential size and complexity of this job and assess it. I've suggested a builder does that and makes their recommendation on whether an architect is required, but also said that starting with an architect is fine (and perfectly normal
practice) so I can hardly have polarised views when all I'm trying to do is offer options to the OP. Feel free to offer a polarized viewpoint, cyclonebri, but this is the third post in probably the same number of days where you say you think the opposite, yet you don't really appear to have read my comments correctly.

I think it would be of benefit to talk to a few different people and see who the OP feels they can work with. Using a free meeting will help guide them in the right direction and allow them to make an informed decision.

If you google 'builder' or 'architect' you will get results. You can't google 'an experienced individual who offers plan drawing to Building reg specs' and get much back. I've already offered to give the name of a qualified but sensibly priced architect who, as far as I'm aware, doesn't offer replicas of the Crystal Palace, (because that is what the Op has indicated a preference for) but could recommend an excellent builder or any trade in the Birmingham area.