Have you had an extension built?

[Lonelymum]

We are considering this option as we can't afford to move to a bigger house. We have an attached garage we thing could be built on. Could you advise how we go about finding out if this is viable? Do we contact a builder or an architect? Sorry, very basic question!

My sister kinkipinki is doing this very thing, I think she got hold of both. Where are you ??, as she can reccomend some people for you.

The best thing is probably to get architect and builder, then get estate agent to value house b4 work and after based on drawings from architect and discussion. The architect will cost between £800-£1000 for drawings.

Get an architect to draw up some plans - these should then be submited to the planning dept of your local council who will grant / refuse permission. We are just about to try to get planning permission for our extension.

just going thru this myself - you need to start with an architect who will draw up plans - mine for a 2 storey extension cost 350 quid - ou can use these to show a builder to get some ball park quotes - it is more expensive than you think, although for us still cheaper than moving.. although when you really go into the costs, not by much - I would add on another 10-20% to the extension costs for decorating/furniure etc... and then there is the mess and the hassle....and having strangers in your house for months....

Hi - I would start by contacting a good builder who should be able to tell you if it is viable from a building point of view, should have an "idea" of whether it would pass planning & be able to give you a ball park cost figure. A builder should also be able to tell you whether you need an architect to draw plans (if it is a straightforward project you might just need a draughtsman to do the plans). A builder won't charge you for this, though neither would an architect for an initial meeting, but personally I've always found builders more informative - architects can suggest fab things but which would cost afortune to actually build!

Having been through this a few times & can give you what I know about garage foundations (which isn't much!) - if your house was built in the 80s or later then the foundations are likely to be adequate to support an extension, if was biult pre-70s they almost certainly won't be adeaquate & will need strengthening/rebuilding. If your house was built in the 70s then you will probably have to excavate a small area to find out what your foundations look like.

HTH

We've just had a loft coversion. We started with an architect who drew up plans that met building control regulations. Then we had to get a structural engineer to calculate where main beams should go/load bearing walls (quotes where from £300 - £1500 for SE). Plans then went into the council. Depending on how big your extension is going to be you will either need full planning permssion and have to consult your neighbours. If less than 5% of total house volumme then you get away with less onerous permission. Either way you need Building Control at your council to get involved and have to pay the necessary fees (ours cost £500 for the lessor permsssion). Meanwhile you line up builders and get them to give quotes. You can ask your architect to draw up a schedule of works that itemises everything you want the builder to do The quotes can vary a lot so its worth while doing this. Our preferred builder wasn't the cheapest but as his quote was £10,000 higher than the lower we negotiated down a lot as he wanted the work.
You could also ask the architect to oversee the works as well. If you get the architect to do all then their fee is usually 12.5 - 15% of builders cost.

Then be prepared for lots of tension between yourself and your dp as you argue over what's reasonable or not/interior design.

Don't forget to budget for carpet, furniture etc.

It can all build up - we ended up over budget as got things added and forgot about carpets.

Sorry forgot to say loft conversion is beautiful and was worth all the hassle.

Thank you everyone.
Melsy - we are in West Sussex.
Batgirl - I think our house was built around 1978 so that makes us borderline!
Would anyone mind putting their neck on the line and saying roughly what they paid for their extension, or what they think an extension over the garage is likely to cost (planning for a bedroom and an en suite to an existing bedroom). I won't hold you to it, but we have no idea how much we are looking at. Would £30,000 cover it?

architectural technicians are cheaper than architects - if it is a simple job then they would probably be fine. A friend has just done this - she got quotes from both architects and technicians.

our cost 33K for 2 storey extension including installation of 2 bathrooms - but at least 6K on top to refurbish

We have recently had an extension over garage extra bedroom and ensuite, cost us about £20000, including all fixtures and fittings. It is stressful at times and the mess gets you down ......but it is all worth it in the end and cheaper than moving!! Go for it!

Oh and shop around, get several quotes because they can vary a lot!! But cheapest isn't always best.......HTH

Spanna2, that is an encouraging figure! Do you mind me asking whereabouts you are? Just want to know you are not in a very cheap part of the world where a seven course mealcan be bought for tuppence!

We are in the Midlands.