Flat layout ideas

ManuelG

TranceNRG wrote: »

Any thoughts on new layout 4?

TranceNRG wrote: »

Bump......

My thoughts are, that as you're now on your fourth suggestion you're not entirely clear on what you want, and a spell of settling in and bedding in to how it is now may be of benefit rather than racing from one plan to the next.

You never know, you may find the current layout is fine.

fairy_lights

I think you maybe need to ask a builder their opinion of the suggested layouts, or if not a builder at least a friend who can go round and have a look at the flat in person.
What looks like a good plan on paper might not be so good in the flesh, you need to take lighting and the overall feel of the space in to consideration and these are things we can't gauge from floorplans alone.

TranceNRG

Fair points. I've asked one of the real agents to come to the flat tomorrow to help me with the decision

Doozergirl

8-of-us wrote: »

I didnt think you could have a bathroom next to the kitchen without another closing door? (I may well be wrong)

That reg hasn't existed for a very long time.

They used to think that smell carried germs.

Doozergirl

Your choice of builder is utterly incompetent if he didn't mention building regs. Even when you change the windows, regardless of making a new hole, they need to be signed off. A new room requires approval for the the size of window and its openings and knocking any hole in a structural wall needs approval as well. The windows and openings can all be covered under the same building control application. It might be that the opening is small enough that a Catnic lintel is acceptable to a BCO without SE calcs, but at least one person on your job needs to have a clue what they are talking about.

Presumably when you entrust someone to knock a hole in your structural wall you'd like it to be insured, just in case? I'll tell you know, if he touches that wall without supervision, he is not insured even if he were responsible enough to insure his contracts (which he won't be) and your house insurance will be worth nothing. It's not optional, it's essential for safety and for quality control. Just having a builder mention it to you means they have basic scruples.

You do have it on the list to get freeholder permission as well?

ManofLeisure_2

Why don't you ask an architect to pop round to take a look. Many will do this ''for free'', and you never know, a solution may be found
A local architect would also have a list of ''reputable'' builders.

TranceNRG

Doozergirl wrote: »

Your choice of builder is utterly incompetent if he didn't mention building regs. Even when you change the windows, regardless of making a new hole, they need to be signed off. A new room requires approval for the the size of window and its openings and knocking any hole in a structural wall needs approval as well. The windows and openings can all be covered under the same building control application. It might be that the opening is small enough that a Catnic lintel is acceptable to a BCO without SE calcs, but at least one person on your job needs to have a clue what they are talking about.

Presumably when you entrust someone to knock a hole in your structural wall you'd like it to be insured, just in case? I'll tell you know, if he touches that wall without supervision, he is not insured even if he were responsible enough to insure his contracts (which he won't be) and your house insurance will be worth nothing. It's not optional, it's essential for safety and for quality control. Just having a builder mention it to you means they have basic scruples.

You do have it on the list to get freeholder permission as well?

I've had 3 builders recently to give me quotes and only one of them mentioned about building regs. I found them all from mybuilder.com and they all seem to have Professional Indemnity Insurance.

All this is stressing me out big time. Obviously I don't have much experience in this area but I didn't think it would be this difficult to find a builder and picking a layout I guess I do want to do a lot of work to the flat. Now I almost wish I'd bought a property that had been renovated haha.

I'll ring the council tomorrow and ask them about building regs. If it takes a few weeks well then I'm going to have to forget about that layout and stick the current layout.

TranceNRG

ManuelG wrote: »

My thoughts are, that as you're now on your fourth suggestion you're not entirely clear on what you want, and a spell of settling in and bedding in to how it is now may be of benefit rather than racing from one plan to the next.

You never know, you may find the current layout is fine.

I'm perfectly happy with the current layout but I was thinking ahead. If I want to get a lodger which layout will work out better and if I want to sell the flat in the future what would be the most desirable layout?
I'm probably thinking too much.

I thought if I'm refurbishing the whole flat, I might as well spend a bit more and get the most desirable layout. But it's looking a lot more expensive to make layout changes.

Doozergirl

Jobbing builders don't generally carry Professional indemnity insurance. Most just carry public liability.

Some will take out a 'contractors all risk' which covers the value of the contract they are carrying out, amongst other things.

Building control can usually come out within a couple of days once you've put in a building notice.

I just want you to see that moving a house around is not a cheap job. Employing a cheap builder can cost you dear and not having a full specification will turn into a problem on literally any job.

It's good that you've worked out where's sensible and cost effective to have the bathroom.

A good builder will make things easy for you. Ask questions rather than give instruction and you will see who is helpful and experienced.

I think there will be payback in saleability from a bit of a re-jig. Building control is bread and butter for a genuine builder. What you need is a full budget breakdown so you can see where £25k is going to take you.

ManofLeisure_2

You appear to have ignored my comments, but they were based on my experience of working as an architect .

In my opinion, it is not possible to simply look at your plans and provide a suitable layout. I would wish to inspect the 'outside' of your property as much as the internal layout.

I hope you reach a solution soon