Extension to kitchen and bathroom:Where do I start?

[oasis]

Am planning to extend kitchen and probably the bathroom. How do I go about finding a good builder? Planning permission needed from the council?
Thanks in advance

I've just come through the other side of my latest extension! So very worth it now with a lovely bit kitchen and extra room and loo etc, but god the dust! and the builders! and the mess! and the clearing up! and the painting!!!!!

Firstly make sure you really want it.

Best place to get a builder is recommendation. Ask around friends or just your locality, it really is the best way, rather than yellow pages etc.

Very often a good builder will have contacts with a plan drawer/architect. He/she will come to visit you, discuss what you want and he/she can act as your agent with the council for the planning permission etc. They will know exactly how to submit the plans, the dimensions, the wordings etc. All you will have to do is hand over the money and pin up your pink letter on your front fence to see if anyone has any objections to your plans.

You can always get an architect from recommendation of course, or shop around for one and get some quotes.

I can provide a lot more detail if you need it.

Thanks Emmatom. We were planning to move but have adjusted plans to staying put where we are for a few more years and I thought that the extra space would be lovely and can only add to value of the house. I know that each project would be different but how long did it all take? I live in a terraced house so am prepared for the house to be trashed as kitchen is at the back and the builders will have to traipse through. I do have a friend who has had an extension can ask her for a recommendation.

Hi oasis, yes, do ask your friend for the builder. That really would be the best thing.

Once the architect has been to see you, and between you you know exactly what you want it could take him a couple of weeks to draw up the plans and then submit them to the council.

You then get a reply from the council with a pink piece of paper you have to display on your fence for 21 days, during which anyone can object to your plans etc.

After 21 days if no-one has objected the coucil probably then take a couple more weeks to say all is OK and basically give you the go ahead to start building.

Our latest 2 story extension - bigger kitchen, extra bedroom and cloakroom took approx 10 weeks.

This will obviously depend on your building company/how many people they have on the job etc.

And if you can get your builder to include on your quote all the extras - like tiling, plumbing, electrics etc. - rather than you trying to organise it with individual workmen, it will be a lot easier.

Hope that's of help.

check builder is a member of the federation of master builders, and ask the building control dep of local authority if they have any concerns about them. we are in same boat as you - wanting an extension built. my dp has found some apparently reputable builders on the internet but i am doing all the snooping cos we don't know them from Adam.

emmatom - are you a Londoner? if so, do you recommend yr builders?

Be aware wheelsonthebus that it's very easy to become a member of that federation. I believe you just pay a fee or something. It doesn't guarantee they are a good firm.

Word of mouth recommendation is the only way to go I reckon.

no, not a Londoner - I'm out in the sticks and my builder has added on to most of the houses in the village! So sorry I can't recommend them to you.

is that right emmatom? when i rang them, they said they checked the quality of work every 12 months or something and would offer to guarantee the work for a small extra fee

Thanks Emmatom, will ask around. I have just remembered that BIL has had an extension built too so I can question them also. Good point about having someone do the electrics and plumbing etc. It is a nightmare trying to find someone nowadays. Will also trawl the Yellow pages and get a couple of quotes from some companies, just to get an idea and a feel for it.

I'll stand corrected wheelson the bus, but after having numerous extensions over the last 9 years that's what I've been led to believe.

I've recommended my builder to all my friends - all very satisfied with him, he's almost a family friend now and he's sorted out many problems for them when they've used other firms from the yellow pages (lots of who bear the federation emblem).

I obviously don't want to slate the many reputable building firms out there but my god, there are some real cowboys around and it is such a big undertaking and expense that you really need to be able to trust the firm.

getting recommendations on local websites can be useful too. We've just had 3 architects around to provide initial quotes and recommendations. Some will have a few builders that they will recommend - put work out to tender with a few companies before making any decisions. We're at the same stage as you so can't tell you much more. If you find a decent builder would love to hear from you - we're not planning on starting work until the spring but hopefully will get planning permission and plans sorted out this year.

if the extension you are thinking about (at the back of your terrace) is to widen your kitchen (and make it the width of your house), you may not need to apply for full planning consent just the building control stuff (much cheaper and much less tortuous process).

Call your council (or look on their website) to find out.