Loft Extension timeline / order of work - HELP

kenzie123

We live in a 2 bed terraced house and are keen for some more space. 

3-4 builders have been to see the loft and agree that a small loft extension is possible to create a new bedroom + en-suite. 

We are also looking to have a 1 x storey extension to create a kitchen space at the back of the property.

We are complete beginners when it comes to home renovation and anyone checking the loft so far has left us with more questions than answers.

We need to know the timeline and order of work for this job - do we need an architect first, or shall we seek party wall agreements before speaking to anyone?

How do we know if a builder is following the correct regulations and procedures?

Do we need planning permission for either job? Who at the council should we speak to, there doesn’t seem to be a contact or phone number on our council website. 

I’m sure these are basic questions but we don’t know where to start and would really like to get going ASAP. 

Thanks in advance

FreeBear

kenzie123 said: How do we know if a builder is following the correct regulations and procedures?

Do we need planning permission for either job? Who at the council should we speak to, there doesn’t seem to be a contact or phone number on our council website.

You may need planning permission, so the first port of call would be the council's planning department. They may want to charge an initial consultation fee, but it would be money well spent.

If a builder tells you you don't need planning permission or Building Control involvement, you know you have a cowboy. Building Control (and building regulation compliance) is essential, not optional. Oh, and if you find a builder that says he can start in three months, find someone else. Good ones will be booked up for six months or more.

rob7475

I'd get an architect to draw up plans first. A good architect will also be able to advise on whether or not planning permission is needed and will usually submit applications for PP or building control on your behalf.

You should serve a party wall notice once you know when work is starting. Your neighbour can't stop you doing the work, they can just prolong it at extra expense to you. Hopefully you have a good relationship with your neighbour and they'll be reasonable.

As for builders, make sure you get a quote and not an estimate. Add at least 10% to your quote for a contingency fund - 20% extra would be better though. There's a fair old chance you'll decide to have extra bits done during the build and there will be things you haven't considered. On our recent loft conversion we had to replace all internal doors off the hallway with fire doors. Our house is 100 year old with odd size doors so we had to replace door linings too which means lots of making good in most rooms.

As freebear says, good builders will be booked up for a while. I've known my builders since we were kids so only use them for larger work - I had to wait a year for them to do our loft conversion.

Albermarle

We live in a 2 bed terraced house and are keen for some more space. 
3-4 builders have been to see the loft and agree that a small loft extension is possible to create a new bedroom + en-suite. 

In a 2 bed terraced house, it is likely that a loft extension will only give you a relatively small space, even if you have a dormer as well. Some of the walls will slope in restricting the space you can stand up in, and the stairs will also take up space, and the bottom of the stairs may impinge on space on the first floor, maybe even affecting one of the bedrooms. Also any water tanks etc now in the loft will have to be removed, and the plumbing/heating system reorganised.
You could spend a lot of money and find that you have not the result/extra space you were imagining. 
It might work OK and you will know more once an architect looks at it.
A rear extension will be simpler and in terms of space created almost certainly better value for money.

The other alternative is just to spend the money moving to a bigger house. You could be looking at a bill of up to £100K for the work, depending on where you live.

Working_Mum

Have you had a look at what other properties have had one in your area OP?

If there are other houses with a loft conversion and / or the ground floor extension you're thinking about it may be worth seeing what's been done and whether you like the look of it!

I moved house 5 years ago now and had a loft conversion done - I've had two neighbours knock on my door and ask to take a look at what we'd done up there so they could consider their options on their own place.

I'd definitely get an architect first - they will give you ideas for the space and advise on planning etc. Your architect may be able to recommend builders but I'd also source a couple of quotes from recommendations from friends etc. I had to wait almost 6 months for my builder but he's been amazing.

Good luck and try to enjoy the process - it's hard work sometimes but worth it in the long run for you.

((WM))

Albermarle

Working_Mum said:

Have you had a look at what other properties have had one in your area OP?

If there are other houses with a loft conversion and / or the ground floor extension you're thinking about it may be worth seeing what's been done and whether you like the look of it!

I moved house 5 years ago now and had a loft conversion done - I've had two neighbours knock on my door and ask to take a look at what we'd done up there so they could consider their options on their own place.

I'd definitely get an architect first - they will give you ideas for the space and advise on planning etc. Your architect may be able to recommend builders but I'd also source a couple of quotes from recommendations from friends etc. I had to wait almost 6 months for my builder but he's been amazing.

Good luck and try to enjoy the process - it's hard work sometimes but worth it in the long run for you.

((WM))

A neighbour once saw our loft extension and jokingly said they would not let their family see it, as theirs was so much smaller.
Same street and similar age of house, but theirs was a std interwar semi with a hipped roof, whilst our house was about 20% wider with a gable ended roof and a dormer.

grumpy_codger

If it comes to a party wall surveyor, suggest your neighbours to appoint one. Otherwise you may end up paying for three as, AFAIK, each neighbour is entitled to their own at your expense.

kenzie123

FreeBear said:

kenzie123 said: How do we know if a builder is following the correct regulations and procedures?

Do we need planning permission for either job? Who at the council should we speak to, there doesn’t seem to be a contact or phone number on our council website.

You may need planning permission, so the first port of call would be the council's planning department. They may want to charge an initial consultation fee, but it would be money well spent.

If a builder tells you you don't need planning permission or Building Control involvement, you know you have a cowboy. Building Control (and building regulation compliance) is essential, not optional. Oh, and if you find a builder that says he can start in three months, find someone else. Good ones will be booked up for six months or more.

Thank you for posting this. 

There is a telephone service option on our council's website which allows an appointment to be set up for discussion. There is an option to provide planning drawings but they says it's our choice to do so.

Would you advise getting drawings done first to save time, as there is a cost (£165 + VAT for 20 min call) to each phone consultation?

We don't have drawings currently but we are wary of getting them done, paying an architect only to be told by the council that our plans are not possible.

rob7475

If you've had builders round and they've suggested what you want to do is possible, you should be OK to appoint an architect to draw up plans. Your architect should have a structural engineer they work with who will provide any calcs for steels etc. Building control will want to see this.

You're probably looking at over £1k for architects fees so I'd make sure you have a good idea how much the project is going to cost and funds in place before starting the process.

Albermarle

I'd make sure you have a good idea how much the project is going to cost and funds in place before starting the process.

OP - There was a thread recently that could be useful

Extension 4m square cost — MoneySavingExpert Forum

Just note that there was some confusion in the thread to begin with, as it seemed they wanted to build a small 4M2 extension, when in fact they meant 4m x 4 M .
Also per M2 a loft extension will normally cost a bit more than a simple extension. 

Doozergirl

FreeBear said:

kenzie123 said: How do we know if a builder is following the correct regulations and procedures?

Do we need planning permission for either job? Who at the council should we speak to, there doesn’t seem to be a contact or phone number on our council website.

You may need planning permission, so the first port of call would be the council's planning department. They may want to charge an initial consultation fee, but it would be money well spent.

If a builder tells you you don't need planning permission or Building Control involvement, you know you have a cowboy. Building Control (and building regulation compliance) is essential, not optional. Oh, and if you find a builder that says he can start in three months, find someone else. Good ones will be booked up for six months or more.

Back up a bit... 

 a) they may not need planning permission so that doesn't outright scream cowboy.  

If they say that Building Control Approval isn't needed, that is very much a red flag.  
b) I know several builders who don't have a six month pipeline at the moment.  

It's about doing due diligence with previous customers and more than it is ticking random boxes on what they say about planning permission and timescales.  

If you want much of the due diligence having been done and their work properly inspected, then the Federation of Master Builders is the place to check that they are registered with.  You can check the building co's name on the FMB website.