House renovation - Options

ChilliBob

davilown said:

We did option C - took us almost 3 years and nearly a divorce before we eventually finished. Included in this was a kitchen, bathroom, ensuite, boiler, rads, complete rewire.
 However, it cost about £80k completed rather than £130k just for the 2 extension (with only electric and plumbing).
we had a very good builder on a daily rate who was invaluable.

Yeah see I'm not too fussed with something taking a while, e.g. I told my partner it might be a couple of years if we got a property like this, she seemed to think about 3 months if we went down option A!... I'm not sure if she's right, but if it means she gets moody with the company in A rather than my (an ex PM by trade lol) then I'd prefer that... quite how much I'd pay for that privilege is another matter! 

If it does come down to something like this I think we'd just need to consider all options and get quotes to accompany them. Not knowing anyone who's done any of A. B or C within the last few years is a bit of a downer though. Seems a bit odd to see a nice looking extension done around here and knock on the door and ask a stranger! 

davilown

Where in the SE are you buying?

ChilliBob

Upminster.

Trynsave2

ChilliBob said:

davilown said:

We did option C - took us almost 3 years and nearly a divorce before we eventually finished. Included in this was a kitchen, bathroom, ensuite, boiler, rads, complete rewire.
 However, it cost about £80k completed rather than £130k just for the 2 extension (with only electric and plumbing).
we had a very good builder on a daily rate who was invaluable.

Yeah see I'm not too fussed with something taking a while, e.g. I told my partner it might be a couple of years if we got a property like this, she seemed to think about 3 months if we went down option A!... I'm not sure if she's right, but if it means she gets moody with the company in A rather than my (an ex PM by trade lol) then I'd prefer that... quite how much I'd pay for that privilege is another matter! 

If it does come down to something like this I think we'd just need to consider all options and get quotes to accompany them. Not knowing anyone who's done any of A. B or C within the last few years is a bit of a downer though. Seems a bit odd to see a nice looking extension done around here and knock on the door and ask a stranger! 

If you buy a project house and can't afford to give the keys to the builders, you both have to want to take on the DIY. I mean really want, otherwise it will break you both. YouTube is full of very boring, but extremely helpful and informative how to videos. We took down walls, built stairs, plumbed, put in central and underfloor heating, tiled, decked etc etc in our last place. It was hard around kids and jobs and the ongoing mess and disruption for a couple of years was a nightmare. It was also great as we worked hard together and learnt about the house as we went. We also had time to clarify what we wanted eg where power sockets went etc. Will we do it again in our current house, nope. Age, being less fit and a bit of cash in the bank, means buying in trades and taking a back seat. However if you are young enough, willing enough, bloody minded and skint, go option C. You'll get there in the end and for the same spend you'll be able to afford better fittings.

SootySweep1

Hi
It depends what you're planning to do. 
If you're planning a major redesign then its worth involving an architect. If you know what you want to do & you can do the planning drawings yourself then you don't need one.
We were able to find a builder that took on a chunk of the project mgt. He had plumbers, electricians, roofer etc that he knew & worked with so we used them. We paid them separately & there are risks thar way but he had a good reputation & it worked OK for us. I'm sure if we'd shopped around we may have been able to save a few quid but it was worth it in terms of they all turned up when they needed to be there.
We've been back in the house for 3+ years & we've still not finished decorating.
We organised the kitchen ourselves separately 
However don't expect a decent builder to be available anytime soon & I'd be concerned if they could start quickly.
Jen

Ramouth

We went for a bit of a mix of the three.  I designed it myself inc planning, building regs and detailed construction drawings (I’m an architectural technician). Paid a builder on an hourly rate to do the structural work.  He had plumbers and electricians he could call in to do those works and we paid them directly.  We then did all the finishing and small carpentry (skirtings, architraves, shelves, wardrobes, kitchen cupboards etc).  It took years!

I would suggest that a professional designer is worthwhile.  Working out the details saved considerable time on-site and also helped to minimise errors and control quality.  Consider an architectural technologist rather than architect - they may be cheaper especially if you already have a good idea of what you want.  https://architecturaltechnology.com/find-a-practice.html

Another point to consider is that if you end up employing enough different trades to work on your project, you may find you have accidentally become a principle contractor under CDM and have additional responsibilities.  https://www.hse.gov.uk/construction/cdm/2015/domestic-clients.htm

davilown

Oh, and don’t forget, if you do extensions via option 3, you’ll need to arrange site insurance and that’s not cheap!

ChilliBob

Option three is sounding less and less attractive! Money isn't a huge issue, we just done want to be in the position we spend a lot more than the value we end up generating, if that makes sense.

And yeah, I don't think anyone good will be around soon, I'd be concerned if they were!

Ramouth - some really useful specific information there, I shall reread that post in detail, many thanks.