Kitchen Extension Need Step by Step Instructions!

aggypanthus

I have an architect visiting me, for a no obligation consult, he will then email me his price.
I also phoned a technician who is happy to visit on the same basis .
I dont see how they give you quotes without a visit.

mae

I don't think they do. Mine will also email me the price after his first visit.

I didn't want to pay £80+VAT to the other one incase his fees where too high for me to proceed with him.

System

mae wrote: »

His website says that he has Professional Indemnity insurance.

What do you mean exactly re his role when work goes on site? What should it be?

Thanks

You should still ask for confirmation the type of cover he has is appropriate for your job (with a registered architect they would have to have appropriate cover or be in breach of their professional code of conduct)

On site you are likely to either want changes as you see it being built, or the contractor might need to change things dependent on discovering things about the existing building, so, given that you appear quite inexperienced in building, it might be a good idea to retain your designer to address any site issues and also inspect the work regularly. Also if you use a standard contract it is usually necessary to have a third party administer the contract, that should ensure that any variations in the costs are noted and agreed so that disputes between yourself and the contractor are minimised.

mae

Thank you this is really useful. I didn't think about asking him to inspect the work regularly.

I'll see what he says on Friday.

System

aggypanthus wrote: »

Hi Mae, I have my ist quote now .

Warrant fee to council 320
engineer if required 500
Drawings 850
80 for floor layout drawings.

This is for an extra room at the rear of house, 15 sq m.
The builder works on 1k per sq m. It sounds simpler than your plan as we arent removing any exisiting wall, just turning a kitchen window into a doorway into the new room.

be very wary of square meter rates given by a builder prior to any designs being confirmed - haven't seen any completed jobs around that money in recent years

aggypanthus

This guy has been working in the area for 30 yrs. he did my neighbours and her daughters, same architect also. Its not a brick construction so that may be why its lower cost? its timber frame, and architect says that almost all new extensions are timber these days.

System

Doesn't really matter how long he's been working in the area, prices increase all the time and different specs/designs mean different prices.
Ask to speak toto his previous clients and see if their final bill worked out at 1k per meter.
Its a very low meter rate for something constructed to comply with current regs, all I'm saying is don't be surprised if costs come in a lot higher once the design is finalised

aggypanthus

I wasnt relating his price to his work longevity, I meant to show that he is reputable.
I shall see what his actual quote is once the plans are done.
Thanks.

Doozergirl

the_r_sole wrote: »

Doesn't really matter how long he's been working in the area, prices increase all the time and different specs/designs mean different prices.
Ask to speak toto his previous clients and see if their final bill worked out at 1k per meter.
Its a very low meter rate for something constructed to comply with current regs, all I'm saying is don't be surprised if costs come in a lot higher once the design is finalised

I don't know how people who work on that basis make money. Presumably they don't.

Even the £1000 a metre was based on new build houses, which isn't subject to VAT and involves VAT refunds on materials to get it to that.

You already know this, but the smaller the build, the higher the building cost. You can't build a 15 metre extension which requires say 11 metres of footings and a high window to wall ratio for the same price per metre as a 100 metre extension which requires only 40 metres of footings and less window to wall ratio. Doesn't compute!

If you build extensions, you should be VAT registered. On 50:50 labour to materials then £1500 of that £15,000 goes straight to HMRC.

pauper60

It doesn't cover all the points you asked about, but this guide is very useful for the steps to go through in lining up a builder:
misclifetips.com/2015/09/tips-on-using-builder-for-domestic-works.html. It even recommends MSE! Best of luck.