Help starting out with extension!

Milko

Polly wrote: »

a year ago decided on an extension but it seemed nearly impossible to get an architect who was even interested in quoting. So many major building projects going on that work was plentiful for them. Perhaps the downturn in the property market has changed things somewhat

I wouldn't bank on it. Yes the developers are no doubt down scaling their developments but this in turn has home owners enlarging / developing their existing properties meaning the architects are still busy. Only last week I was talking to a guy in Helensbay who was looking to put a 2 storey extension on his house and after 6 months of trying to get an architect interested, the one he got, quoted him nearly £5k and that didn't include the planning application fee or building control fee.

Polly

That sounds very familiar. Reminding me of all the times I sat in the house waiting for an architect to turn up at an agreed time but most of them didn't even phone to cancel. The one that did turn up produced a plan almost doubling the size of my house - we would literally have had so many rooms that we wondered what we would do with them all. Definitely no one interested in small jobs back then.

happymummy24-7

could someone tell me,if they know,about the laws of re-using my double glazed windows in the new bit? I think the law changed a few years ago that they might not be the right spec ( fitted about 6 years ago) for insulation propertys ect-it would be a good moneysaver if we could re-use as one is a fire escape window and the others are the right size for the end of the new kitchen!!
Im not looking for anything more than the box to be built so hopefully that will curb costs and just have the plumbing and electric run to the bits we can fit out as and when we can afford it! the dimensions are (knocking down existing kitchen flat roof extension first) the building 24ft long by 16ish feet wide (that will be the entire kitchen/diner) and obviously upto second floor and roof (we hope to have the roofspace left for storage and perhaps a wee room eventually!) which will get us another 2 decent size bedrooms and a 6x12ft bathroom upstairs ( have coped with a 5ftx5ft BOX squeezing in a shower,toilet and sink for 9 years with 2 adults and 3 kids!!) so im looking forward to that,lol.
thank again for the interest and help.
Laura.

takoo

Hi Laura
Can't help with answer to windows problem. If you know the original fitting company ask them about the specification of the old windows and any requirement for a new specification etc. If its glass only they may reglaze etc.

The kitchen sounds great. Could you tuck in a utility room / toilet if your house has none downstairs?

Good luck

Takoo

happymummy24-7

hi Takoo,
think the window company has since shut down (windows 2000,if anyone knows) but i will give it a go finding them.
Yeah kitchen will be a dream come true especially as hubby is a chef!!
We are keeping the existing downstairs toilet and shower room(the 5x5 box!!) and taking out the shower to make it a cloakroom which will be perfect!
We are going to build another small bit onto the side of the new kitchen to make a laundry room-although that will be done after the actual build to save money,i will just have a door left by builder from side of kitchen to eventually link through to it!
im so excited about it! We live right on the sea and its beautiful,been her over 9 years and it was looking like we might need to move as we are rapidly out growing the house....but our soul is in this place so now we can extend we will have our dream home!
thanks everyone.

Frenchtoast_2

happymummy24-7 wrote: »

could someone tell me,if they know,about the laws of re-using my double glazed windows in the new bit? I think the law changed a few years ago that they might not be the right spec ( fitted about 6 years ago) for insulation propertys ect-it would be a good moneysaver if we could re-use as one is a fire escape window and the others are the right size for the end of the new kitchen!!
Im not looking for anything more than the box to be built so hopefully that will curb costs and just have the plumbing and electric run to the bits we can fit out as and when we can afford it! the dimensions are (knocking down existing kitchen flat roof extension first) the building 24ft long by 16ish feet wide (that will be the entire kitchen/diner) and obviously upto second floor and roof (we hope to have the roofspace left for storage and perhaps a wee room eventually!) which will get us another 2 decent size bedrooms and a 6x12ft bathroom upstairs ( have coped with a 5ftx5ft BOX squeezing in a shower,toilet and sink for 9 years with 2 adults and 3 kids!!) so im looking forward to that,lol.
thank again for the interest and help.
Laura.

I am considering a similar type project in the Bangor area only extending a bungalow.
I took advice and the following might be of help.
Legislation has changed and for the extention that you are considering it is likely that the house will need to meet all insulation standards of a new build which includes windows ,attic etc. (just the jist of info given to me)
Just to give you a timescale. If someone began drawing plans for you today it is likely to take 6-9 months before stamped plans would be approved by Planning.
Building works approx 3months + and depending on the finish and budget you are working on 3 months +
I'm considering project managing it myself with the bloke drawing the plans is sending tradesmen to me as and when.

takoo

Hi Laura

Sounds great.

I guess that you have no party walls with a neighbour's house but if you have be sure to look up the Party Wall etc Act 1996. Lots of people have not done so and get themselves into dispute with their neighbour.

This usually when they start work on the party wall or dig say, a trench near it.

Good luck

Takoo

happymummy24-7

Yes Takoo there is a party wall involved but luckily the neighbours are wanting to extend their kitchen aswell,although not as far out as us,it will sort out the problem of having to knock it down if we both do it at the same time!
Although i will be going about it properly....not just taking their word for it,lol,so i will study the Act!
Have contacted both building control and planning office for the application forms to have a good look at-anyone who is considering building i would recommend the building control directory for 2008 as it gives loads of advice,just call up your local council and they will post it to you.we have a 2004 directory, so hopefully the new one will be fab ( goodness ive gotten very boring about what excites me these days haha!)
I just wish i was an architect...or at least payed more attention in art class,my plans are good....but no cigar,lol.

toulouse

Hi everyone, I'm new on here and am also wanting to build an extension in the next 12 months in Hertfordshire. We have already had some plans drawn and have the planning permission approved. The plans are for a single storey kitchen/dining/utility/cloakroom extension (sounds just like happymummy's as we also have a flat roof kitchen on the side that needs knocking down first) and the extension will run the entire length of the side of the house.
We haven't got any quotes yet but are expecting it to cost anywhere between 35 to 50k. However, recently my wife and I are having seconds thoughts and wondering whether we should have gone for the "double" extension (upstairs as well). As this might be more beneficial to the value of the house. It would then become a 4 bedroomed house with the master bedroom having an en-suite.
Of course money is the BIG issue. I am a bit worried about getting out of our comfort zone with borrowed money.
Questions I am thinking about...
1. How much more does it cost to do the upstairs. Do we just double the original amount?
2. What effect would each scenario have on the value of the house
3. How to finance - Is it better to add it to the mortgage or to get a loan.

Thanks so much for any advice given

Milko

here's my 2p's worth

toulouse wrote: »

Questions I am thinking about...
1. How much more does it cost to do the upstairs. Do we just double the original amount?
Doesn't double as it's generally just extra brick / blockwork for the structure given that your original quote includes your founds & roof etc... Internally the price will obviously be affected by your requirements such as ensuite, skylights, windows etc... A general rule of thumb is to price £60 to £70 per square foot ... this is a rough guide
2. What effect would each scenario have on the value of the house
More square footage ALWAYS means more value to the house & judging by your description would make it very appealing to a family by adding 2 more bedrooms
3. How to finance - Is it better to add it to the mortgage or to get a loan.
I doubt you'll a loan rate, similar to that of a mortgage. If you've a good credit rating & you are VERY disciplined, you could always try doing it on 0% credit cards but this could be very risky (but lots of cash back :beer: )

Thanks so much for any advice given