Problem choosing architect for extension

benawhile

Hello

We are planning to build a two storey extension to our newly purchased small detached 1956 built house near the centre of Basingstoke.
The house will require some re-modelling inside. Several of the interior walls are solid, but not necessarily load bearing. How the conventionally appearing hipped roof is supported may be an issue in regard to moving interior walls to enlarge a bedroom.

In spite of my years I have never done anything like this before, only isolated d-i-y- projects.

However this question isn’t about specifics.

It is easy enough to find architects advertising, and two have been personally recommended, but the problem is the massive step in paying between £600 to £1700 for the first set of drawings to planning permission before we have the vaguest idea what an architect may come up with, apart from them saying simply that the project is “do-able”.

Some architects offer a free site visit, and may make a very rough non committal sketch, the majority we have spoke to do not. But a site visit doesn’t tell us any more about what an architect has in mind.

What happens if an architect says a project is do-able but after being paid a stage 1 fee goes on to produce totally unsuitable plans, for example saying that an extra bedroom can only be provided by extending to the side boundary when the householder wants to keep the side boundary open?

One way round it would be to insist on minimum specific points as part of the contract, eg upstairs bedroom must be enlarged by moving wall, full size bathroom provided.

Another way would be to ask for more detailed sketches at an intermediate price.

Should I use the above options in my approach, or is that not feasible?

The other main problem is finding out to what extent the architect, or maybe the delegated builder, will manage the project.

Finally, would it be better to go the other way round, eg find a builder first, who works with an architect. Would I find out more about how the extension would be built before I had to commit if I did it that way?

Doozergirl

Architects will produce rough sketches for you once engaged. The first draft isn't the last.

You are going to have a detailed conversation, so they'll understand what is important to you. There's no reason to just draw a picture and expect you to like the very first one.

It's important to like the work that they've already done, though, and to feel that you get on with them well. You will work together to get the design you want - just being articulate with a list of wants, needs and dislikes will be useful to them.

Newuser1987

I think the first thing you need to do will be to trust the architect you appoint. We are a regulated profession so we have a duty of care for our clients. So I would certainly be surprised if a number of architects are saying its 'do-able' and then it turned out it wasnt!

As Doozergirl says find someone whose previous work you like and prepare a written brief for the Architect. This will be valuable for all to know exactly what your requirements are. This of course will develop as the project progresses.

I would also suggest to giving your architect some freedom as they will have experience on a number of projects and will likely suggest things you may have not considered. The early stages of the architects work will be to explore options. I have never provided a client with a plan and not had to make some changes. That isnt a reflection on me as an architect but a reflection on clients who rightly have individual needs.

Mistral001

Do not expect an architect to do sketches before they are formally commissioned.

As has been said you will have go on their reputation and past projects and recommendations.

Also, bear in mind that when you approach an architect, they will be assessing you as a prospective client as much as you will be assessing them as an architect.

babyblade41

Look on planning portal of your area and see if you can find something similar, then recommendations are a must.

Years ago I had my own architect on tap but for industrial buildings but since he died and being out of the game somewhat plus moving out of an area it's really difficult

Rely on your architect , the one I have now for quite a small extension which I deemed straight forward , which it is but a new entrance which I hadn't thought of and one internal door , has completely changed what was just an extension , has now given the whole house a flow that was missing.

One other bit of advice before embarking on large extensions , make sure it's something you intend on living in for a long time as re-couping your expenditure will be extremely hard

My house here is a 5 year probability so just making the necessary improvements within budget and getting the nasty jobs out of the way

Better to get the best within budget than the cheapest above your budget

ANDY597

We are in a similar boat, except just a coupe of stages down the line.

Sadly, your just experiencing the tip of the iceberg.

The architect might need structrual engineer plans, add that to the bill.

Then good luck finding a builder, we started this journey for a loft converstion and have literally struggled to find a builder, we have had cowboys, rediculous quotes, and ive lost count of the amount of appointment requests and then no shows. Most lately 3 from trusted trader that had the best reviews.

Seriously considering doing it myself and learning additional skills as I go.

Also noteworthy is research the difference between certified architects and architectural designers etc, there is a massive difference between them and a big price differential. So best to go into a negotiation knowing what "grade" your hiring.

Kiran

This is my opinion only and take or leave whichever parts of it you want


You have two recommendations, my first port of call is speak to these two, you know what their fees are so ask what it is that you are getting for the fee, secondly ask to see an example of what they produce at this initial feasibility stage.


For planning you don't need anything over the top, planning is essentially concerned with the size of the building with respect to the current building and its surroundings etc. At this hold point you can decide if what you can get is what you want or alternatively you should shelve the project.


Once you get planning this is where you need the meat on the bones of the architects drawings for building regs purposes and more importantly so that you get good robust construction details for your project. It is also at this point you will also need to engage a structural engineer.


Depending on the scale of your project you and/or your architect can also draw up a specification for materials.


At this point you should now have construction issue drawings and a specification for which you can get everyone pricing on a level playing field

Doozergirl

ANDY597 wrote: »

We are in a similar boat, except just a coupe of stages down the line.

Sadly, your just experiencing the tip of the iceberg.

The architect might need structrual engineer plans, add that to the bill.

Then good luck finding a builder, we started this journey for a loft converstion and have literally struggled to find a builder, we have had cowboys, rediculous quotes, and ive lost count of the amount of appointment requests and then no shows. Most lately 3 from trusted trader that had the best reviews.

Seriously considering doing it myself and learning additional skills as I go.

Also noteworthy is research the difference between certified architects and architectural designers etc, there is a massive difference between them and a big price differential. So best to go into a negotiation knowing what "grade" your hiring.

I'd refer you to the last paragraph of post #4.

The best builders have no problems choosing who they work with. To be completely frank, the slightest hint of negativity would send us running and the ones that get us are the ones that are persistent We're so busy that there's no time to court people that don't show the highest level of interest.

Making appointments and not showing up at all is rubbish. I'll always have a bit of dialogue before agreeing to come out. The more we know, the better, and then it's an informed decision.