Project manage extension myself

longwalks1

Hi
I/we are considering a rear/side extension to our 1930’s semi. We want to go out the back another 3m, and take it out to the boundary line on both sides. I know the basics and want to project manage it myself, as we will be wanting a few expensive options (5-6m wide bi fold doors) so want to keep the managing costs to a minimum. Is there a basic guide of what needs doing, in list order? (not broken right down, but a rough idea to expand on). I’ve done lost of DIY before, and renovated 2 maisonettes previously, just never build before. My father is an electrician, and 2 best friends are a plumber and a plasterer, so the internal work is taken care of. Just after advice or some pointers to websites or good books detailing things such as the groundwork, the build and roof etc.

Any advice or tips greatly received

longwalks1

anyone?

mishkanorman

Are you not intending to use a builder ? We've just added an extension and my builder organised the trades for when they were needed, you could feasibly save money doing the groundwork yourself and labouring around the site too.

I'm guessing you haven't got plans drawn up, applied for planning permission or collected any quotes yet ? I'd start there and see what prices you get, you may find a good builder (like we did) who will project manage himself.

Akk223

Sounds like you are doing the same type of renovation which I hope will shortly finish on my property. My property is also a semi detached 1930's house which I purchased last year. After being let down by builders and coming across some so called builders I contracted the building work to a company and they sub contracted the plumbing and the electrical works as in addition to the joinery work. When I purchased the house there was a double storey extension already built to the side of the house which went 3m into the rear garden leaving an infill zone between the existing house and the rear of the new extension. This infill was extended to make the rear of the house all level. I also put in bifold doors from one side of the house to the other without any columns in the middle. The difficulty here was the beam was over 3/4 tonne and had to be craned over.

I am not a builder and have no experience of DIY. The best thing was to produce a detailed breakdown of room by room project specification and to instruct a structural engineer to the structural Calcs. This formed part of the contract with the buiding company. It is also a good checklist to see if everything was done. I would not recommend anyone to start a project like this without a project specification and a FMB contract. A lot of builders backed off when I asked them to agree to a contract but this only helps to separate the good trust worthy builders from the bad builders. The specification also helps to know what the price quoted for includes and not. In addition it helps with what you need to get. I would also recommend obtaining as many quotes as possible after preparing the specification and after planning permission has been obtained.

I required planning permission and this will require an architects drawing. This was straight forward as I prepared my specification to provide the builder which eliminated the need for a architects specification.

Another tip Is to get your bifold doors separately and ask the suppliers to install them for you. This way if anything goes wrong then they can come and fix it rather than blaming each other. I would also recommend that you obtain a survey as to the measurements.

Happy to help you if you wish.

cyclonebri1

Ok, lets assume you are going to employ someone to draw up plans and apply for planning and buildig regs?

You then employ a reliable builder? (most difficult bit)


He will have trades available to him, subies. He will have worked with them before. It needs to be made clear to him that he is the lead or headman and all issues will be addressed directly to him.
If you split it out there is too much to go wrong with too many people to deal with.


Given that you have a full set of plans to hand to the builder he will have all the info he needs to complete the job to building reg standard.

The best advice I can give is to absolutely study those drawing and understand what needs to be built in, foundation, lintel specs insulation etc.
Make a point of being present at all building inspector visits, if you can't call the inspector directly and liusten to his comments.
And 1 last point given you know your way around stuff and what it costs ensure you have a rigid payment structure in place with enough retained until completion to enable someone else to fix it should the worst happen.

So the message is keep involved and abreast at all times.:beer:

Just edited to add, you don't actually need an architect as such for this type of work, many ex local Gov building inspectors and planners offer this service as a private venture and are not out and out architects.
If the design is simple which yours sounds then anyone who knows the regs and understands your thoughts on design can do all the calcs provided they are in written form on the application. They won't get passed if they don't meet regulations

longwalks1

Thanks all, a lot of very helpful replies. Sorry, I should of said I am planning on getting 2 or 3 quotes for the whole job, finished just to compare to the approx cost of managing it myself. The only bit at present I'm struggling with is the shell itself, basically the foundation, the brickwork and a roof for it. After that I do have access to everyone to finish it off internally.

Its just an idea at present, and a few poor sketches on some A4 paper, what is the next step please? I was assuming a few builders round to say if its even possible, and a ballpark price, then apply officially?

I didnt want to waste hundreds (or more) of pounds on detailed drawings to what I'd like, only for planning to say 'no'

mishkanorman

britishboy wrote: »

Thanks all, a lot of very helpful replies. Sorry, I should of said I am planning on getting 2 or 3 quotes for the whole job, finished just to compare to the approx cost of managing it myself. The only bit at present I'm struggling with is the shell itself, basically the foundation, the brickwork and a roof for it. After that I do have access to everyone to finish it off internally.

Its just an idea at present, and a few poor sketches on some A4 paper, what is the next step please? I was assuming a few builders round to say if its even possible, and a ballpark price, then apply officially?

I didnt want to waste hundreds (or more) of pounds on detailed drawings to what I'd like, only for planning to say 'no'

Thats the tricky part, if you dont have a plan to get quotes from you will struggle to get an accurate price or even rough ball park. I also found builders were less interested before we had planning permission, most book months in advance so you need to get things rolling with the chosen one asap.

If you want a rough idea for plaster finish cost take a look at http://www.whatprice.co.uk/costs/extension-costs.php it was quite accurate for us,

Then take a good look through your local planning page and see what they've permitted and importantly refused, it will give an idea of if you stand a chance or not, you could even call them and have a chat about what you hope for and get some feedback specific to your area. (We've recently been given permission for an extension totally different to the surrounding houses, didnt think they'd allow it but they're keen to get rid of flat roofs apparently!)

Then once you know its in theory possible get plans drawn up, we skrimped on architect fees and it bit us in the backside later on, thankfully my builder is top notch and it was easily resolved.

cyclonebri1

Yes as above, you can't get a price with a fag packet sketch, you have to get the plans dsrawn first. It's no extra cost as they have to be done and submitted before work can comence whichever route you take.

The guy who does the plans will look at what you want, explain any issues and tell you if it's a runner or not, this should be at no cost as it's simply an initial visit.

There is a caveat to that as it is possible to start the job on a small works arrangement and get it approved as it progresses.

(this is building regs only, not planning, and I forget the correct terminology)