To ask for help with building an extension??

[Oohgossip]

I don’t know where to begin...

We have a 3 bed detached with a lot of space for an extension. Have inherited money and dh is raring to go with building an extension as we really need more space.

Problem is we have no idea what we’re doing or even where to start

Who do we need to contact? What are the next steps? If you know anything about this kind of work what are your top tips??

Is it worth paying an architect/designer (don’t even know what they’re called!) arghhhh.

Help is much appreciated

We started with an architect. Then once we had the plans we sent them out to about 4 local builders.
Got the builders quotes in. Picked one and away we went!
Good luck.

Thanks @mrsblondie

How did you pick an architect - reviews?

Would a builder do everything ie our extension would need an en-suite and kitchen...

Do you pick the design of kitchen you want and they get it trade and fit it?

I am clueless

I don’t think we’d need planning permission as there aren’t any neighbours on that side of the house

My mum is detached and needed planning permission and building regs. An architect will be able to help with that

We didn't need planning permission and not big enough.
Reviews for Architect.
We picked kitchen design (Howdens).

Thanks it sounds like an architect is a must 👍

We've just finished an extension, and I swear the worst bit was all the scary "what do I do!?" stuff. I got in touch with a few architects, but tbh none of them even wanted to quote, as we only really wanted something basic. We also didn't want them to project manage the whole build, as that can be really expensive. You may have better luck!
We ended up with an online firm - they do come out to see you! - but I can't remember the name - perhaps Aztech? Or Aztek? They were great because they did the plan, and put through all the paperwork for us with the council - so planning regulations and building regs. I wouldn't have had a clue!

Once we had proper drawings from them, I asked around for recommended builders, and got some quotations. In my area at the moment no one is buying and everyone is extending, so it took a while to find anyone who could fit us in within less than a year, and I ended up with two quotations rather than the recommended three. I was looking for a builder who would project manage and do the whole thing - and was good at explaining things to me!

My advice, then, would be to be patient. Also, with builders, try and have a look at something they've done before, and chat to the home owners. Ultimately, I think it's really important to go with your gut to an extent: your builders will be in and around your house for months, and you need people that you feel you can trust/don't mind seeing you in your pyjamas.

Whether you have neighbours has nothing to do with if you need planning permission. It depends on size of the extension. Have a look at the planning portal.

Definitely start with an architect they will also put the plans into the council for you and should be able to recommend a good builder too.

To answer your other question - one of our builders quoted for the extension build, but left off decorating and fitting the kitchen, as they would quote for them separately. The other quoted for everything painted, and the kitchen fitted. We bought from diykitchens and ordered it all ourselves, but you can chat to your builder about what your options are.

Find an architect, get personal recommendations if possible, if not ask for references, and follow up.

Get planning permission, you can do this yourself on line.

Find builders and get quotes, again get personal recommendations if possible, even knock on the door of houses which have recently hand building work done. It's easier to do this is you have proper plans drawn up. I asked 5 builders to quote, some didn't turn up, another just looked out of the window to the area we wanted to build on. 2 actually went outside to look around. the chap we eventually settled on check on access to the garden, where the portaloo could be situated, asking loads of questions; he cam back with a comprehensive quote and payment plan. The other chap obviously took out plans into the local builders merchants and came back with their quote, including a 4.5m x 8m room with 1 pendant light in the middle.
Re the builder we used, previous clients gave us recommendations, one of them had checked out the company with companies house to be on the safe side.

Your extension is almost certainly going to need planning permission and certainly will need building regs permission, so an architect is invaluable in producing the plans you need to get the necessary permissions.

You're going to need someone to do the overall project planning (making sure plumbers, electricians, tilers, plasterers, decorators all come in in the right sequence) - don't be tempted to take this on yourself, but be prepared to keep a very close eye on what is happening so you are happy with how it's turning out - a builder can operate as the "main contractor" and do this for you.

You'll also need to let your house insurers know. You may need to get extra insurance while the extension is being built. And you need to let your mortgage provider know.

It will take at least twice as long as the builder tells you, and will cost more than you've estimated for, so don't plan to the limit of your budget.

www.homebuilding.co.uk/extension-beginners-guide/

Is your house a one off design or are there similar houses in your road?
If similar, try looking at Council planning portal and you can check out what Mrs Bloggs at number 48 did.
You can even pop a note thru Mrs Blogg's door and ask to have a look...

Have a look at properties with extensions in your area and check the planning portal to see who the architect/designer was, this is how we found ours.

Our builder quoted 8 to 10 weeks, he finished in 11, so they don't all take much longer, as far as budget is concerned, the builder might quote for some fixtures and fitting, but are likely to be fairly basic. So make sure you budget for the standard of fittings you require. Also make sure the payment plan is written down, I think ours was over about 8 payments, so things like initial deposit 10%, x% once footings were complete and inspected, and so on; the last payment being withheld until everything was completed to our satisfaction.

Top tip: if you know anyone who had similar extensions, get a word of mouth recommendation from them for both builder and architect. We didn’t get word of mouth recommendations and I was disappointed by both our architect and builder. We had a complete nightmare with planning permission - we live in a mid terrace in London and our retired neighbours were vehemently opposed to our doing any extension whatsoever (even though we only wanted to do a side return, one of the most common extensions in London).

Both architect and builder were ill-equipped to deal properly with this difficult and sensitive situation, the architect advised us poorly and did not display sufficient attention to detail, the Council’s planning rules were completely opaque and the whole process was much longer and more expensive than necessary and nearly gave me a breakdown.

If you don’t have neighbours who are likely to object, however, that makes the whole job much more straightforward.

Have a look at local similar properties to yours, and see if any look to have had similar extensions to what you have in mind. Look on council website - so a search of planning applications and you'll be able to view their plans. With luck you might find more-or-less what you want so contact that architect and ask if they can draw you similar plans.

If you can, get recommendations for builders/architects from friends/family.

Definitely get more than one quote. Consider that some builders will include more in a quote than others (if they can fit kitchen, plaster, paint etc)

I know a few builders who have never had to advertise as every job has come from recommendations! Also don't be put off if you have to wait a year or more to start as good builders are often booked up.

(When the work starts maybe leave a packet of biscuits out for the builders every now and then lol)

Make sure your architect is an architect not just somebody with a drawing programme on their computer by checking the Architects Register (legal requirements)
They also have some guidance on their website about picking an architect www.arb.org.uk/public-information/

You can also check out the Royal Institute of British Architects website architecture.com

Which has a find an architect bit and also advice about why you might want to use an architect www.architecture.com/working-with-an-architect/why-use-an-architect

Also ask round people you know and see who they have used.

Not all architects will do domestic jobs and not all will be right for you but if you are a bit lost with what you want, have an awkward property, confused about the process or want something different they can help guide you through it.
Go with somebody you get on with, I always say go with your gut. I do the same when agreeing to do jobs because I don't think you can do something special for somebody that's as personal as their home without a good connection.
Make sure you get a written letter of appointment with them clarifying timescales and what is and isn't included - as these are the two things people often fall about and I've just taken over from another architect who was a rubbish communicator and managed to piss the clients off before they even started.
Good luck

Also make sure you have a healthy contingency fee and make sure you realistic about your expectations - you are not going to get a palatial extension on a minimal budget.
I always advise clients to think about what they are going to use the space for and how they are going to use it, bigger isn't always better

Thanks everyone that’s so helpful

I’m so nervous about employing a builder. I’ve heard horror stories of people being quoted for a job, the builder not sticking to the timelines (ie not turning up till lunchtime) then trying to charge more as the job takes longer than anticipated 🙈

Anyone got any tips for managing a builder??

@wonkylegs super helpful thank you!