Architect Charging for Amending Drawings?

katie91_2

Looking for some advice please!

We paid an architect to have plans drawn up for a small extension. He came and looked around/measured, the drawings were completed and paid for, the architect then sent the plans on to a couple of builders he recommends so we can start to get quotes.

Both builders came around and on pretty superficial inspection raised there was a drain (which we didn’t know about as the manholes had been covered over by a previous owner and it’s not on the plans we got when purchasing the house) right on the build line and the drawing needed amending to go another 30cm out to avoid the drain. 

I asked the architect to amend the plans, and he’s charged us £70 to do so. Not sure if I’m way off the mark here (this is all new to us) but to me it’s his mistake that he didn’t notice it in his investigation of the property and account for it in the first place? Help!

Doozergirl

If you didn't know about the manholes, how is he supposed to know about them? 

My husband and I would definitely both go and look for one on client's land but if it's hidden and the client doesn't know it exists then it's going to turn up as a surprise, as it has done for you. You can't 'notice' something that isn't visible.  

If the drain is shared with other houses then you will need a Build Over Agreement from
your water company as part of the Building Control process.   It sounds like there isn't a manhole under the actual build, is that right?  Because if there is, the drains will require rerouting.  

This isn't going to be the last surprise you get, so buckle up! 

Section62

katie91_2 said:

Both builders came around and on pretty superficial inspection raised there was a drain (which we didn’t know about as the manholes had been covered over by a previous owner and it’s not on the plans we got when purchasing the house) right on the build line and the drawing needed amending to go another 30cm out to avoid the drain. 

I'd be more concerned the revised design leaves the drainage under the extension - are they private drains, or public?

If public then you will need a build over agreement, if private then it would be a good idea to look at having the drains relaid so they aren't inside the footprint of the building... and if the latter had been done it would have avoided the extension being redesigned/redrawn.  Really the builder and/or architect should have suggested this first.

Also, make sure that by adding 300mm to the size you won't be having planning problems.

katie91_2

Thanks for the replies. Yes, the drain is shared by the houses either side of us but the manholes are at the edge of the garden and won’t be covered by the extension.

We’re a detached house and the planned extension is 3m so even with the addition we won’t be over the 4m for permitted development.

Doozergirl

katie91_2 said:

Thanks for the replies. Yes, the drain is shared by the houses either side of us but the manholes are at the edge of the garden and won’t be covered by the extension.

We’re a detached house and the planned extension is 3m so even with the addition we won’t be over the 4m for permitted development.

Cool.  You will still need the build over agreement which involves taking CCTV of the inside of the pipes - before and after, but you've avoided the biggest headache!

FaceHead

Also agree it's legit for the architect to charge to amend the drawings. £70 sees incredibly reasonable.

Usually for this sort of  amendment they would completely rip you off - move you onto a £150/hour tariff, call it an hour and a half - as you can't have someone else amend the drawings without the working files they have.  

Section62

katie91_2 said:

Thanks for the replies. Yes, the drain is shared by the houses either side of us but the manholes are at the edge of the garden and won’t be covered by the extension.

Does your own drainage run directly to one (or both) of the manholes, or does it join the public sewer between them?

If you don't know you'll find out when you get a CCTV survey done... which you will need as per Doozergirl's post (doing it sooner rather than later would be a good idea).

fezster

When you say the manholes were covered over by the previous owner, to what extent? They couldn't have been covered over by much if a builder was able to spot it, but it's not clear from your original post.

When my architect did my drawings, he spent several hours inspecting the site, taking measurements, checking existing structures etc etc, and the drains layout was something he was adamant on understanding for his building regs drawings.

DRP

Exactly as fester says. How comprehensive was the survey if he can miss fairly obvious drains? They’re quite fundamental.

I think you’d be justified asking him why it wasn’t included in his original drawings. 

Slinky

Has it always been the case that the drains needed CCTV survey?  We didn't have them done with our extension and buildover agreement in 2007