How that works - builder/architects for house extension

Roselondon_2

Hi,

We would want to carry out house extension next spring/summer. We'd like to extend both ground floor and the 1st floor, if it's financially feasible. We also want to move the kitchen to the front (sounds strange) to gain good space for the lounge area with disrupted sunlight from the rear garden.

Anyway, we went through some researches about house extension, but still couldn't get head around it.

We called a builder come over to take a look. He seems lack of enthusiasm only saying roughly 48k excluding VAT (we live in North London) but stressed it's difficult to quote without a plan drawn. He then gave us the contact of their architect which is from a brother company.

So, I understand that we have to pay this whoever to draw a plan.
- But what if I'm not happy with the design idea he comes up with?
- Do I have to pay/fix with him before I decide I want to use him?
- Would it be possible that I could have a few architects to give a sketch plan and compare them before I decide whom I want to use?

I understand no mater whom I hire as architect, he/she would work closely with the builder throughout the extension project. Is this really true?

Normally I would want to talk with how many builders/architects to get a sense of the reliability and skill level/service level?

Some of them claim they offer 10 years work guarantee, but charge an extra fee. Is that really worth considering?

The entire thing sounds like a huge project which makes me sweating. Would really appreciate some guide or suggestion on it.

Thank you!

EssexExile

Do you know roughly what you want to do? We had a couple of architects round but they wanted to do their own designs & had different priorities to us. In the end I got someone (not qualified) just to draw what I designed to meet building regs. Builders won't quote until they have those drawings.

Will the architect work closely with the builder? Yes if you pay him to, in my case not much input was required once building started but when he was needed he couldn't be contacted. Should've used a proper architect!

I've no idea how you find a good builder (especially in London). We invited a couple round to quote, a few quotes just appeared on the mat, then I knocked at a door just up the road that was having work done & asked them what they thought of their builder. They said he was good so we had him & he was good. And the cheapest quote too.

Roselondon_2

Hi EssexExile,

We just got a 2nd builder came in this morning. He said he can give a rough number but precise quote won't be possible until there's drawings. But they have their own architect partnered with.

To ask around might be a viable way. I was told neighbours wouldn't mind in this case. I might drop a note with a contact number or something. Not comfortable to knock the door though.

Thank you for the tips. Not as a big decision as buying a house, but still fairly important decision which would either make you happier for decades or miserable for years.

paint

I've just gone through this process.

First off, do you need planning permission, or can the work be done under permitted development? Have a look on the Planning portal here:-

http://www.planningportal.gov.uk/permission/

Secondly, get a few architects and/or architectural technicians round to discuss your requirements - most will come round to understand your brief, and will then quote for their services.

Personally, I went with an architectural technician, rather than architect, who drew up building regulations drawings to my design, and liaised with the structural engineer and Building Control to get the drawings approved. I knew exactly what I wanted, so it was just a matter of getting the drawings done for building regs purposes and to enable builders to quote, hence the architectural technician was fine (and a lot cheaper than an architect). If you're looking for design input, and for somebody to be on hand throughout the build, then you may want to go the architect route, though you'll be charged accordingly. I paid about £550 (I think) for the architectural technician for a single storey extension and partial garage conversion, and about £350 for the structural engineer.

Once you have your approved drawings, get some builders round to quote. As you have an approved set of drawings, the scope of work will be stable and the Builders will be quoting on a like for like basis, so you can compare their costs from the same baseline.