Thinking of building extension, where do i start?

Question

Who should i get in touch with first ? will builder give me drawn plans or do i have to get an architect have been told so many different ways i am confused? Thanks for any help.

Answer 1

Start by approaching your local planning office. They will be able to give you advice on the size of your extension and a list of approved architects and contractors.

Then speak to one of those architects. Have a rough plan drawn up and talk to three (or more) approved contractors to get estimates.

Under new legislation, everything you get done will have to have a certificate that is stamped by the planning office inspector otherwise you may find it difficult to sell your house later on.

You will probably have to thrash the plans around to get it exactly right and then the Architect should present you with finished plans.

As long as the planning office approve these and you do not stray from these original plans, the contractor should be able to give you a start date and finishing time.

Just remember, GOOD contractors will not be able to start quickly and they will NEVER ask for the full amount up front.

You may be asked for a percentage to get initial materials - that's expected and as the work progresses, you will be able to hand over a little more each time.

Only when the work is completed to your satisfaction should you hand over the final payment.

The main thing is to work with your contractor and not ask him to deviate from the plans because you forgot something.

Before asking for a change, ask his advice first, then talk to the architect and finally call the planning office to make sure that it's acceptable and when you get written confirmation you can make the change.

Try to think of problems ahead of the work as it is much easier to make adjustments as the work progresses rather than try to retro-fit something later.

If you cannot be there when the work is being done, get a project manager. They work for you to get the job done on time and within budget. It's not worth the hassle letting the contractor make decisions on your behalf - he won't have to live with it when it's done. The project manager will make sure the plans are followed according to your instructions.

Be nice to your project manager.

A properly built extension should add tens of thousands of pounds to the value of your property - but in some cases where there was no project manager or owner on site to deal with problems, the resulting extension has actually cut tens of thousands of pounds off the value of a house.

At some point you will have to decide if you are going to decorate the extension yourself or if you will get decorators in to do that...

A simple rule of thumb is that any tradesman is likely to cost between £200 - £280 per day. They like to get started early in the day (between 8am and 8.30am) and they will always try to finish for 4pm.

Make sure that the quote you get is final and that there are no hidden charges. A good contractor will list the tools he will need to hire (like a small excavator for the foundations) and their approximate cost and length of use.

You can save money by clearing the area where the extension is to be built, ie, taking up carpets, removing curtains, clearing out furniture. If you can store it in a neighbour's garage, that would be good (remember to say thanks with a gift afterwards) as the contractor may need to store tools in your garage rather than cart them back and forth every night.

And lastly, if you add an extension, the rateable value of your house will increase and you may have to pay more rates / a bigger council tax bill...

Good Luck!

Answer 2

As a builder, i will tell you what I have found best.
Get an architect to draw up plans for you and to submit applications to Planning dept and Building control.
But that is all you want him for. He will try and sell you the full package of him supervising the works to make sure the work is done properly.
The problem with this is that it takes twice as long and costs much more.
He will want 7.5% depending on your area of the total cost of the project which will cost lots more.
Get a recomended local builder in and ask him to price the extension based on the plans but I repeat do not involve the architect at this stage- they are a pain in the neck. Just pay him up and say thank you very much.

They will try and sell you their own builders who charge more and give backhanders to the architect.
They will also try and paint a black picture of your choice of contractor. (eg he's not vat registered so is a cowboy or not experienced - that is not the case.)
It is better to get a working relationship with your builder and if you want piece of mind get a written contract off him. Do not pay any monies up front.
If he asks for fortnightly installments that is ok as long as work is progressing. If he asks for cash get a written receipt before you hand it over.
And above all go with your gut feeling.
Sometimes though if you get hold of a contractor they will be able to reccomend a good architect.

If a builder offers to do the whole job from design to completion - they will not be cheap.

For price comparison only
Architect - £1000.00
Planning, building control - £600.00
Building - £1200 - £1400 per square meter.
work out your area times it by £1400 and if your quote is more expensive - he is at it.

Hope this helps

Answer 3

Get an architect, not only will he do the detailed plans but if it is the sort of extension that will be needing planning permission, he will include the work required to do that in his price. Getting planning permission can be a nightmare, it's best to get it done professionally. The architect will also ensure that the builder is building to plan.

That really is the best way to do it. It may cost more at the beginning but will probably save money in the long run.

Anyway, your question is where to start. Start by talking to an architect or two. If you decide not to use them, then nothing lost, but that is the best place to start.

He will also get any structural things checked out as well before he does any plans and will co-ordinate with any contractor you may use. Architects do more then sit in offices and draw lines, they oversee the work as well.

Answer 4

If you haven't undertaken any serious building projects before, I think you might do well to engage an architect from the outset. He/she will draw up plans and specifications for the work, and help you get whatever planning and building regulsation consents are needed, and may be able to suggest improvements to your concept. If you want, your architect will also put the job out to tender, and advise on the quotations received, which can prevent you being ripped off by builders who propose silly prices. Again, an architect can oversee the work through to its completion, which may be better than dealing with the builder yourself.

A word of warning - any bonehead who thinks he knows a bit about building can call himself an "architect" and set up in business without getting any qualifications. You would do well to make sure that anyone you engage is a member of the RIBA, and is thus a fully qualified architect.

Answer 5

The usual lounge bar lawyers are out in force for this one I see. I wish some of them would shut up if they do not know what they are talking about.

The first thing you need to do is to establish whether in fact you require planning permission. Most modest, single storey rear or side extensions benefit from what are known as permitted development rights and where this applies you do not need to obtain planning permission. Do a rough sketch yourself with the dimensions on it and ask at your planning department.

In any event you will need to submit a Buildings Regulations application and this will require plans. Some builders provide this service but generally you ask an architect who will provide the drawings and submit the application for you. If the extension also requires planning permission because of its size or siting, the architect will also do that for you. Never, under any circumstances accept the word of a builder, however reputable, as to what permissions you require. Check for yourself with the Council.

If you get stuck then get in touch via this site or on my website below. I may be able to offer a limited amount of further free advice.

Answer 6

You must submit a plan draw by an architect to the planning department of your local council.
You need the plan so it will conform with fire and building regulations.
Just going to the council is pointless.
Q: What size in cubic metres will the extension be?
A: ?
Q: Will it cover more than 2/3 of your existing property?
A: ?
Get an architect, they know the answers!

Answer 7

Talk to the contractor to see if what you want to do can be done. Then talk to the architect to draw up the plans. Contractors are right there getting their hands dirty. Architects sit in their offices and draw lines on paper. Most contractors who have been in business for a while will be able to tell you if it can be done or not. As as example, if you want to build a second story onto your house, will the current foundation hold both stories? He has dealt with those types of things before.

Answer 8

I agree wholeheartedly with Budge. Especially about taking a quick sketch to the Planning Department before you spend money on an architect. You may find that you do not need consent, or even that what you propose is not permitted, then you'll know before wasting money.

Answer 9

Hi Lorraine - Assuming you are in the UK. Before doing anything, contact your local Planning Department. They can arrange for someone to call and tell you if you are likely to get permission, or not, for your extension. There's no need for plans at this stage. You just tell him/her what you have in mind
and they will say 'yes, it'll be ok', or 'no chance'. If it's 'no chance' then you will not have wasted money on having plans drawn up that have no chance of being passed.

Answer 10

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