Extension - where to start please?

darren_5

Hi,

We live in a 3 bed house with our two sons and space is against us.  We would like to look into an extension single or double depending on cost, we have absolutely no idea where to start or even get a feel how much anything would cost, or if it would even be viable.  On the side of the house we have a garage that is on its last legs so this would go and ideally that is where it would be.

We obviously don’t want to make any mistakes, so all advice appreciated.  How much would we be looking at just to get an idea of what can be done and the cost of doing such a thing.

Many thanks
Darren

tacpot12

A good starting point would be to find someone locally who has had an extension built very recently. They can give you an idea of the cost and the name of a builder, who in turn could give you some idea as what a bigger or smaller extension might cost to build. You might need an architect, and you might need planning permission. You can put the builder in charge of compliance with the buidling regulations, athough ultimately the responsibility lies with you. The more people you can talk to, the better an idea you will have about the costs and the process. 

BikingBud

darren_5 said:

Hi,

We live in a 3 bed house with our two sons and space is against us.  We would like to look into an extension single or double depending on cost, we have absolutely no idea where to start or even get a feel how much anything would cost, or if it would even be viable.  On the side of the house we have a garage that is on its last legs so this would go and ideally that is where it would be.

We obviously don’t want to make any mistakes, so all advice appreciated.  How much would we be looking at just to get an idea of what can be done and the cost of doing such a thing.

Many thanks
Darren

https://www.homebuilding.co.uk/advice/how-much-does-an-extension-cost

NSG666

Gert an Architect who works regularly in your local council area - they get to know the planners and have a better idea of what will and won't be acceptable compared to an architect from outside the area.
At the moment it might be difficult to get an idea of build costs as material prices (and labour?) have gone crazy. Some feel it would be better to wait and see if things calm down but it's not often prices are reduced.

FaceHead

Get in touch with a few local architects - part of their job is to help you work out what you want, and then give you the right drawings and things so you can get planning permission and engage builders etc.

How big is the garage, and what is you budget? What would each of a one storey and two storey extension add to the house in terms of rooms and property value?

There may be options like wraparound extension too. Do you have a floorplan to post for people to give you ideas?

DairyQueen

We were in the same position as you OP. Not a clue where to begin with a major (for us) refurb that included an extension and moving the kitchen.

We initially approached a local builder who advised us to use an architect. This turned-out to be good advice. Our architect has been a mine of information and has guided us when we requested expensive non-essentials. Our plans are now complete and next step is tendering to three local builders. It's daunting but we feel much more comfortable with the architect's hand-holding.

Rosa_Damascena

DairyQueen said:

We were in the same position as you OP. Not a clue where to begin with a major (for us) refurb that included an extension and moving the kitchen.

We initially approached a local builder who advised us to use an architect. This turned-out to be good advice. Our architect has been a mine of information and has guided us when we requested expensive non-essentials. Our plans are now complete and next step is tendering to three local builders. It's daunting but we feel much more comfortable with the architect's hand-holding.

I too had a similar but in truth the builders are the ones that deserve the most credit in my case.

darren_5

DairyQueen said:

We were in the same position as you OP. Not a clue where to begin with a major (for us) refurb that included an extension and moving the kitchen.

We initially approached a local builder who advised us to use an architect. This turned-out to be good advice. Our architect has been a mine of information and has guided us when we requested expensive non-essentials. Our plans are now complete and next step is tendering to three local builders. It's daunting but we feel much more comfortable with the architect's hand-holding.

thanks for this, can I ask how the architect has helped you?  Did you have to pay them upfront or do they just take a % of the final cost?

How did you go about finding out a rough estimate of how much it would cost?  Do you not know what until after the architect has done plans and you have approached builders etc?
Many thanks.

darren_5

Rosa_Damascena said:

DairyQueen said:

We were in the same position as you OP. Not a clue where to begin with a major (for us) refurb that included an extension and moving the kitchen.

We initially approached a local builder who advised us to use an architect. This turned-out to be good advice. Our architect has been a mine of information and has guided us when we requested expensive non-essentials. Our plans are now complete and next step is tendering to three local builders. It's daunting but we feel much more comfortable with the architect's hand-holding.

I too had a similar but in truth the builders are the ones that deserve the most credit in my case.

But I’m guess the architect helped first to draw the plans?

DairyQueen

darren_5 said:

DairyQueen said:

We were in the same position as you OP. Not a clue where to begin with a major (for us) refurb that included an extension and moving the kitchen.

We initially approached a local builder who advised us to use an architect. This turned-out to be good advice. Our architect has been a mine of information and has guided us when we requested expensive non-essentials. Our plans are now complete and next step is tendering to three local builders. It's daunting but we feel much more comfortable with the architect's hand-holding.

thanks for this, can I ask how the architect has helped you?  Did you have to pay them upfront or do they just take a % of the final cost?

How did you go about finding out a rough estimate of how much it would cost?  Do you not know what until after the architect has done plans and you have approached builders etc?
Many thanks.

He has helped (for example):
- make design suggestions that wouldn't have occurred to us
- diplomatically mentions ballpark cost of achieving our more ambitious non-essentials
- explains pros/cons/relative costs of different types of solutions (e.g. heating in kitchen extension, decking versus terracing, driveway materials)
- explains technical issues/constraints in language that I understand
- produced detailed plans and specs for Council and builders
- advise how to approach issues like kitchen/bathroom design
- advise on pros of appointing a single contractor and what should be included in the contract (payment terms, guarantees, schedules of work, contractor insurance, blah de blah).

He will also coordinate tendering process, monitor costs against budget, act as our agent with the builder, instruct other professionals (we need a structural engineer for a specific aspect), produce lists of materials, coordinate quotes and supply of 'special' items (e.g. lantern roof), check quality of work and that contractor is building to plans, and many other tasks.

We haven't paid him upfront. We are contracted to pay him a percentage of his fee at specific stages of the project. 

He requested a project ballpark  budget at our first meeting and he has used that to guide us throughout the design process to keep us roughly on track cost-wise. We have a contingency plus will pay him 9% of the project cost. 

If the builders' quotes come in over budget we will seek to reduce the scope but I am hoping that the architect has curbed our worst excesses throughout the design phase.

Our schedule is out-to-tender in September with a view to appointing main contractor by Christmas latest. We anticipate having builders begin work spring-summer next year.

Scope of our project:
-  small, rear orangery extension (permitted development no neighbour consultation) to current dining area of kitchen to create new, main kitchen area. Requires installation of water and drainage. Site slopes at rear and soil is heavy clay so foundations will be non-standard. Lantern roof, maximum glazing (notwithstanding insulation requirements), French doors.
- New kitchen plus utility re-fit. Old kitchen area becomes pantry and boot area.
- Refit/part-refit 3 x bath/shower rooms and downstairs cloakroom. 
- Replace all windows and exterior doors inc garage doors and windows
- Replace guttering, fascias and soffits on house and garage
- Replace internal, panelled door with sliding door
- Remove wall and door separating hall from internal entrance porch
- Replace a few radiators
- Repair fitted cupboards in study
- Rehang three internal doors to open out
- Part-block one window
- Build steps and path and extend terrace at rear
- Resurface driveway
- Replace internal door furniture
- Repair render and and total decoration external/internal
- New flooring throughout ground floor.

Including VAT, contingency and professional fees our budget is £150k. If the quotes are higher then we will need to cut our cloth on the quality of specific fixtures/appliances.

Fingers crossed.

Rosa_Damascena

DairyQueen said:

darren_5 said:

DairyQueen said:

We were in the same position as you OP. Not a clue where to begin with a major (for us) refurb that included an extension and moving the kitchen.

We initially approached a local builder who advised us to use an architect. This turned-out to be good advice. Our architect has been a mine of information and has guided us when we requested expensive non-essentials. Our plans are now complete and next step is tendering to three local builders. It's daunting but we feel much more comfortable with the architect's hand-holding.

thanks for this, can I ask how the architect has helped you?  Did you have to pay them upfront or do they just take a % of the final cost?

How did you go about finding out a rough estimate of how much it would cost?  Do you not know what until after the architect has done plans and you have approached builders etc?
Many thanks.

He has helped (for example):
- make design suggestions that wouldn't have occurred to us
- diplomatically mentions ballpark cost of achieving our more ambitious non-essentials
- explains pros/cons/relative costs of different types of solutions (e.g. heating in kitchen extension, decking versus terracing, driveway materials)
- explains technical issues/constraints in language that I understand
- produced detailed plans and specs for Council and builders
- advise how to approach issues like kitchen/bathroom design
- advise on pros of appointing a single contractor and what should be included in the contract (payment terms, guarantees, schedules of work, contractor insurance, blah de blah).

He will also coordinate tendering process, monitor costs against budget, act as our agent with the builder, instruct other professionals (we need a structural engineer for a specific aspect), produce lists of materials, coordinate quotes and supply of 'special' items (e.g. lantern roof), check quality of work and that contractor is building to plans, and many other tasks.

We haven't paid him upfront. We are contracted to pay him a percentage of his fee at specific stages of the project. 

He requested a project ballpark  budget at our first meeting and he has used that to guide us throughout the design process to keep us roughly on track cost-wise. We have a contingency plus will pay him 9% of the project cost. 

If the builders' quotes come in over budget we will seek to reduce the scope but I am hoping that the architect has curbed our worst excesses throughout the design phase.

Our schedule is out-to-tender in September with a view to appointing main contractor by Christmas latest. We anticipate having builders begin work spring-summer next year.

Scope of our project:
-  small, rear orangery extension (permitted development no neighbour consultation) to current dining area of kitchen to create new, main kitchen area. Requires installation of water and drainage. Site slopes at rear and soil is heavy clay so foundations will be non-standard. Lantern roof, maximum glazing (notwithstanding insulation requirements), French doors.
- New kitchen plus utility re-fit. Old kitchen area becomes pantry and boot area.
- Refit/part-refit 3 x bath/shower rooms and downstairs cloakroom. 
- Replace all windows and exterior doors inc garage doors and windows
- Replace guttering, fascias and soffits on house and garage
- Replace internal, panelled door with sliding door
- Remove wall and door separating hall from internal entrance porch
- Replace a few radiators
- Repair fitted cupboards in study
- Rehang three internal doors to open out
- Part-block one window
- Build steps and path and extend terrace at rear
- Resurface driveway
- Replace internal door furniture
- Repair render and and total decoration external/internal
- New flooring throughout ground floor.

Including VAT, contingency and professional fees our budget is £150k. If the quotes are higher then we will need to cut our cloth on the quality of specific fixtures/appliances.

Fingers crossed.

Hefty!! 9% on mine (budgeted £200k through held breath) would have been a killer.

My architect did a lot less, plans and submissions IIRC, and it cost me about £500. The builder is the PM and I am lucky he is very trustworthy.