What due diligence is required by the homeowner re building work?

rosie383

Really? I wasn't aware of that. Thanks for clarifying.

Hoploz

You don't HAVE to get prior approval ... But it either meets the rules or it doesn't. If you think it does, and go ahead, then find out afterwards it doesn't meet it, what happens then? I was pretty convinced a dormer extension on my house would come under PD, I'd studied the documents till the cows came home, till my architect identified one reason it didn't, so we are back to square one!

Furts

Hoploz wrote: »

You don't HAVE to get prior approval ... But it either meets the rules or it doesn't. If you think it does, and go ahead, then find out afterwards it doesn't meet it, what happens then? I was pretty convinced a dormer extension on my house would come under PD, I'd studied the documents till the cows came home, till my architect identified one reason it didn't, so we are back to square one!

I find this reassuring. You are employing a professional to do what professionals do best. This is in contrast with what OP is thinking about. There everything is within the hands of the loft company. Those in the construction industry will be well versed with this concept. In effect it is a "design and build contract" as widely used on factory units and all sorts. This can be summed up by quick, cheap, simple, no flair, and frequently poor all round standards of both design and build.

That is not to say do not do it. This approach may be deemed suitable, and for developers it is. For consumers dealing with their own homes this approach is debatable. Given a choice, I would not be taking an all in package for a loft conversion - the potential risks, or disappointment with the end result, are too great.

Detroit

Thank you all for your very helpful responses and for taking the time to respond.

Furts, I have been wondering whether it would be better to employ different experts, architect, builders and so on rather than a package deal, so your comments are food for thought.

My problem is that I know nothing about this type of work, other than from internet research, and feel out of my depth. The package companies seemed to offer the most straightforward way to proceed.

However this is a significant investment and I want to get it right.

I will definitely be making sure about the planning permission and ensuring I get references and see previous work before committing.

Furts

Detroit wrote: »

Thank you all for your very helpful responses and for taking the time to respond.

Furts, I have been wondering whether it would be better to employ different experts, architect, builders and so on rather than a package deal, so your comments are food for thought.

My problem is that I know nothing about this type of work, other than from internet research, and feel out of my depth. The package companies seemed to offer the most straightforward way to proceed.

However this is a significant investment and I want to get it right.

I will definitely be making sure about the planning permission and ensuring I get references and see previous work before committing.

I wonder if you have picked up on a key point. Planning has nothing to do with workmanship. Building Regulations touches on this with site inspections. A flaw is you will receive very few inspections, and it is conceivable you would receive one to look at the structural alterations - roof timbers typically, then one on completion. During the interval between the two anything could be bodged or hidden.

If you have doubts, if you are spending a lot of money, if the work is complex, or any number of reasons, you should be seeking professional advice, The best hands on advice would be a Clerk Of Works. There is a register of members, but this is not a regional data base. So you would have to do some searching around your locality.

Doozergirl

rosie383 wrote: »

Just one point. You say the building company have said that you don't need to apply for PP as it is within permitted development. Be aware that you need to apply for prior approval for this. No fee (in our area anyway), but needs to be done.
We were told that we didn't need PP either, but we were refused prior approval.
Do your own research and make sure.

The words 'prior approval' are key here. Prior approval is used for larger extensions which the government 'temporarily' put under PD a few years back.

Basic PD and PD requiring prior approval are different things. Prior approval sits in a little space of it's own between PD and needing full PP.

So, if your architect said your proposed extension needed prior approval, they were almost certainly correct. It would not be legal if built without it.

Smaller extensions and loft conversions falling under the more permanent classes of PD, do not need anything in writing from the local authority.

Hoploz

Oh yes, good point Doozergirl, for a minute I was mixing up Prior Approval (for the larger temporary jobs) and Certificate of Lawfulness (for work under ordinary PD)

Detroit

Furts wrote: »

I wonder if you have picked up on a key point. Planning has nothing to do with workmanship. Building Regulations touches on this with site inspections. A flaw is you will receive very few inspections, and it is conceivable you would receive one to look at the structural alterations - roof timbers typically, then one on completion. During the interval between the two anything could be bodged or hidden.

If you have doubts, if you are spending a lot of money, if the work is complex, or any number of reasons, you should be seeking professional advice, The best hands on advice would be a Clerk Of Works. There is a register of members, but this is not a regional data base. So you would have to do some searching around your locality.

I did pick up on this point Furts, thank you. I will be following your advice and seeking an inspection of workmanship rather than just that building regs were met.
I appreciate the signpost to the clerk of works.

phil24_7

I would definitely be employing specialists. You can choose a local Architect who will design something to YOUR requirements, not a loft companys 'easier to build' design. You an also employ a local Structural Engineer who will visit and provide all calculations for Building Control.

I would then source a local builder to project manage the rest (some carpenters with a decent skill set can sort the rest too as they will subcontract works that they can't do) under supervision (check the standard of work every evening...and take lots of photos).