Building project first-timer

TrixA

We want to extend the ground floor of our house to create a bigger kitchen and a more modern layout - at the moment it's a traditional Victorian 3bd terrace with the bathroom beyond the kitchen.

It's our first home and neither of us has any experience of building projects, neither are we particularly skilled in DIY. I'm attracted to the idea of using a design and build company that would manage the whole project - we're in London so there are plenty of these type of companies around, some even specialise in the specific type of extension we want. In addition to the convenience I like the certainty it would give us over the cost of the project, which we will be financing from savings. However, I would like to understand what the implications would be for the overall cost of the project - are we likely to pay significantly more if we go down this route than we would if we used independent tradesmen?

MisterBaxter

If you aren't experienced in project management and don't really know much about building work then I would suggest getting someone in to manage the project; that could be a surveyor/architect who would oversee the project for you or as you have indicated a contractor that will do a design and build project for you.

Some people don't realise how much is involved in managing even a relatively small building project so if you did want to try and manage it yourself you would need to commit a lot of time to it. If you go the route of bringing in individual tradespeople you need to have a detailed work plan to make sure the right trades are on site at the right time and that they have the materials they need to do the job on time. Get the sequencing wrong and you get delays and additional costs; if one of the trades doesn't turn up the same problem occurs.

If you manage the project yourself and use individual trades it will almost certainly save on costs providing you get it right, don't forget to factor in the cost of your own time though; if you have to take time off work or are unable to take on work whilst you are managing trades how much will it cost you.

Whether you go with a D&B contractor or an architect/surveyor and more traditional contract build try and pick the team using local knowledge and who come with trustworthy recommendations. Don't be too surprised to find that good builders will have a fairly long waiting list for work; I am often dubious of builders who can 'start tomorrow'. When you get prices the general rule is going to be the cheapest isn't likely to be the best.

If you get an architect to do your plans then ask them for advice on builders, they are bound to know the good, the bad and the indifferent in the local area.

I'm not really clued up on current build costs in the London area but I would have thought around £1800 per sqm plus fees but I'm sure someone who knows London costs better will chip in; obviously the quality of the fit out will impact significantly on that, particularly the type of kitchen/bathroom fittings you use.

Whatever you choose to do, good luck; its hell but worth it in the end.

TrixA

Thanks MisterBaxter, really helpful post. I don't think we have the time to manage the project ourselves, we are both in full-time work.

We are budgeting £50k for the whole project, which I'm led to believe is going to be pretty tight.