Rear Single Story Extension - & Party Wall Act

EternalChi

Dear MSE Forums;

I have received a number of quotes from Builders for a Single Story Rear Extension (within the Midlands); ranging from £40K to £65K including the Kitchen.

I have recently seen a very good 2 story extension building go up in a neighbouring area and have taken the details for the Builder.

Builder whom has stated that he would complete the shell/ foundations (Raft Foundation) and most of the work (minus the plumbing and also the electrical work, without the Kitchen for £22K).

Which is a lot cheaper than the other all inclusive builders. The only reason I have decided to go with him is due to the fact, that I have been to a house that he has relatively good work at.

I am due to draw up a contract with him in the morning, and was wondering if there is any advice on what I should write on the contract or things to consider, before going with a contractor.

I also wanted to ask about party wall act - for my single story extension. My plans were submitted to the council under the basis of; "Prior Approval - Larger Home Extension" this was then authorised by the council, as both neighbours and "rear" neighbours have not dissented to the plan. Will I still need to do a party wall act in writing with the neighbours? My rear extension will be built for the full width of the garden (from garden fence to garden fence).

Thank you in advance

Eternal Chi

Doozergirl

The party wall act has nothing to do with planning permissions, it is entirely separate.  Yes, you will need to have agreements with your neighbours.   The most sensible option is to build the side walls as party walls to replace the fence so that you get the biggest extension possible and your neighbours can join onto those walls (paying you for the privilege) in future.   

They also get the biggest width of extension possible, otherwise they'll need to create a decent gap between extensions for maintenance, making theirs much smaller than it could be whilst also creating maintenance issues for things like damp. 

As for price, we have no details at all, even on size, so can't judge, but half or even a third of other prices rings considerable alarm bells for me.   Whether that's what is included, the actual quality, the involvement of Building Control,  tax evasion, blurred responsibilities... 

Just the VAT on £22k is over £3.5k.    There's no one that builds extensions for a living that shouldn't be VAT registered.