Extension - where to start

pickledonionspaceraider

OK, so we would like to organise an extension on our house. Money is not an issue

We have no idea where to start -

Do we get quotes before applying for planning permission? Do we need an architect, and what is their role?

Tips ref builders, what to look out for and what to avoid.

If anyone who has been through this process could offer a help that would be great, thank you

Procrastinator333

what sort of extension? side, back, loft, 1 storey or 2? Depending on this you may or may not need PP.

At the very least you will need a set of building reg level plans in order to get quotes- If you dont have plans, how do you know they are quoting for the same thing?

If money is no object find an architect and have them on board from start to finish.

DoctorFoster

Speak to an architect get some plans drawn up would be my first place to start the builders will need something to quote from.

TidyMax

Any of your neighbours or near by houses had any extensions done recently? Go on and knock on the door and ask to have a look, if there were any issues. It may sound odd but it isn't uncommon and well worth while.

pickledonionspaceraider

Thank you so much, I think an architect to draw up plans, then take it from there then.

Good idea, my next door neighbour had an extension done a while ago so will have a chat with them



thank you all

kaya

If you go to your local council offices there will be building services and planning people there you can talk to for free, they are very helpful and knowledgable and cost noting, decide what you want doing , make some sketches and find yourself an architect to draw up and advise you on your ideas then find some builders for quotes. I am moving into a new property next month and planning a wraparound extension which the neighbours either side have already done so my first port of call will be knocking on their doors for a chat about which contractors they used for thier work and if they would reccomend them or not, always insist on seeing completed works by the builder you choose before entering Into a contract with them, you need to see similar projects that are completed and must speak to the homeowner, accept no excuses and insist on this before signing anything, get a detailed quotation and arrange a payment plan at different stages , I.e. After ground works are completed a percentage is paid, when watertight another percentage etc etc. do not deviate from this. Do not pay cash up front for materials, any professional will have trade accounts, and most importantly at the beginning negotiate a percentage to be held back and paid on satisfactory completion of the works, this ensures anything g you are not happy with will be attended to and that there is an incentive for the builder to do it . Buy yourself a duplicate receipt book from a stationers and always always record any money paid and get it signed for and dated so you and the builder are both aware of what was paid when and it is indisputable

andrewf75

We've just finished doing an extension.

Apart from what others have mentioned, we got a builder we liked the sound of (and ended up using) to come round and draw up a rough quote without plans. Because obviously you need a rough idea of cost before you can get plans drawn up! Not sure how common it is for builders to do this, but it was very helpful for us.

Another tip would be to go to both neighbours and ask about any drains they know about. We made assumptions based on the direction of flow from our drain and even our architect didn't pick up on a shared pipe for which we needed to apply for a buildover agreement. Wasn't a problem in the end, but would have saved time to have known right at the beginning where it was.

dotdash79

First of all work out why you want an extension and what you would do with the space. Then work out how you would go about getting to that space for different task. i.e. walking with plates from kitchen if it's a dining room.

Along with the extension you might have to re-configure other rooms to get the most out of the space.

The house we have bought has had an extension but it doesn't work too well. To get the most out of it then you would have to build out a bit more from end, turn the stair case redirect the waste from the upstairs bathroom, and redo the kitchen. This is just an example, if you tell the architect what you are aiming to achieve he should design you a decent space, otherwise you might miss a trick.

fluffpot

Don't necessarily always go with the builders the architects recommend. Some friends had extensive house remodelling done and their builders (sourced though the architect) were terrible - they ended up taking them to court and finding their own builders. As others have said, a personal recommendation from someone nearby and work you can inspect is by far the best route

Davesnave

kaya wrote: »

If you go to your local council offices there will be building services and planning people there you can talk to for free, they are very helpful and knowledgable and cost noting,

I don't disagree with most of your helpful post, but the free consultation at the council's offices is a thing of the past in many areas.

I certainly benefited from it a few years ago, and I might even wangle one now with my helpful small local team, but in the majority of areas there's a charge for consulting, though it isn't huge.

OP can try, but shouldn't expect it for free.

paint

Just gone through this process myself. If I were starting again, here's what I'd do:-

Process
1. Start with the Planning Portal here http://www.planningportal.gov.uk/permission/
to determine what type of permissions, if any, you require.

2. Draw up a rough floorplan yourself of what you're looking to do. There's free software called Sweet Home 3D which is excellent, and easy to use for this. I love it, it's brilliant!

3. Depending on the scale of your extension, and your budget, get some Architects, or Architectural Techicians round - show them your drawings and what you'd like to do, and get a quote from them for getting any Building Regulations drawings done. For a 6m x 3m single-story extension I paid £550 to an Architectural Technician for this (plus £250 for a structural engineer for structural calcs and drawings). I had an Architect quote me almost £2k for the same thing, plus structural calcs, so there's a huge saving to be made if you don't need an Architect.

5. Talk to your neighbours

6. Once you've got your drawings, get some builders round to formally quote - they'll all be quoting on the same basis as long as you have the drawings.

Costs
As a rough guide, estimate between £1,000 and £1,500 per square metre (depending on what you want to do / level of finish etc.), until you get the quotes in. My extension and part garage conversion has come in at £24k including VAT for approx 22 metres square floorspace, including a small shower room. This was the lowest quote - others were £30k.

This doesn't include fees (Architect Technician / Structural Engineer / Build Over Agreement from the Water company for building over small sewer pipe / Planning application / Building regs inspections) which came in at £1,800. If you need to move your utilities (gas or electric meter), then factor these in at about £650 each, pending getting a quote.

Good luck.