We are getting quotes for an extension - please help me compile a list of questions

[Summerbird73]

Eeeeek

After 4 years i have finally convinced DH we need an extension. We cant afford to move to get what we want BUT we can afford to extend.

Currently in a 3 bed semi but want extended kitchen, utility, downstairs loo, fourth bedroom, bigger bathroom.

I have contacted ratedpeople.com and they are going to get 3 tradesmen to contact me. i have also emailed a firm that my friend recommended.

so when they come round what do i ask them? the only ones i can think of is:

Do i have to get permission from my neighbours?

Do we pay when the entire job is complete (i have Sarah Beeny in my ears going - God yes dont pay them first!)

Do we need planning permission (ok i am a complete numpty with these things! i am sure we dont but just want to check!)

TIA

They should be able to tell you about planning - make sure you get someone who has a good relationship with your local authority. There is something called permitted development which isn't the same as planning permission but allows you to make small to medium changes. I'm not sure whether a 2 storey extension (which sounds like what you are proposing) would come under this.

You need to make sure that all your architects and builders give quotes in the same format (we didn't and it was really difficult to compare like for like with some people doing hourly rates, some doing project breakdowns and some doing % of total budget proposals).

Agreement from neighbours will be required if you are doing something with party walls or digging foundations within a certain distance of their property.

This may be expensive as the neighbours can appoint their own surveyor at your expense - it is VERY relationship dependent.

NB: I'm not an expert - I'm just embarking on this journey now - but those are the things I can think of.

I wouldn't pay until the job is complete but you may want to cashflow materials (or buy them on your own account) and ensure you have a contract.

We are doing roughly the same. At last we got planning. I am terrified of the cost. It sound like you need planning permission and around here they are real buggers. I think for that kind of build you might think about getting an architect to draw up the plans to submit to planners and also so builders can work from. I would check on your local Council website. Why do you think you won't need planning permission?
Maybe the builder can help you with all of this but it will cost.
No you pay them as each section is complete.
In a schedule typed way written up as part of the contract.
You will need party wall permission from your neighbours. You can do this yourself if your neighbours do not object to your plans and have enough notice.
I've been in tears today over all of this and we haven't even knocked a brick down

((((Starbear))))

It is scary isn't it? I'm lucky to be working within permitted development and that's bad enough.

I would say you DEFINITELY need an architect and probably a structural engineer and/or Chartered Surveyor as well.

There is also Building Regs to consider which is separate to Planning Permission.

I've got to go and make tea but why don't you ask friends who have work done recently to help out. I spent 2-3 hours with a friend (not even close friend) and she showed me the whole house what they have done, given me the name and address of her builder. Various pitfuls they expereinced the good and the bad and how she planned it all out. The fact they had to move out of the house for 2 months too. We are going to another colleague of my DH's house next week to look at their extension. And another recoomenation from a 3rd friend. We know their house really well and very close to them. This is no time to be a numpty get studying this is going to be a HUGE cost. Tip from my old college. PISS POOR PLANNING MAKE FOR PISS POOR WORK. Do your homework and ask lots of people lost of questions until your are a numpty no longer.

Best way to pay a tradesmanis via staged payments - so they do a certain amount of work - like for example the foundations and walls and you pay them, put the roof on - you pay them. You do not wait to the end but you also don't pay in advance. Keep agreed amount back for snagging at the end.

Agree with Starbear - talk to people in real life, ask them about their experience, if they would recommend their builder/architect etc - in general people love talking about their house. Would rather have a proper recommendation than one off a company. My architect didn't rate Fed of Masterbuilders either - he suggested anyone with £100 could become a member - anyway he warned me that it said nothing about the quality of their work.

We are doing a much smaller extension (just kitchen) and found the Government's planning portal very useful in figuring out whether we needed planning permission (we don't). It's a very useful website and actually written for ignoramouses like me. Go to "do you need permission" then click on the interactive house, and it takes you through the main things.

There is a big long list of what you can do without planning permission (eg the extension must be a certain size, a certain distance from various boundaries of your property, not extend over a certain percentage of your original house etc etc) and you just need to look through the Planning Portal to figure it all out.

To be honest, we stuck with asking builders questions about the actual project - how long will it take, are our ideas feasible, do they have any ideas about how best to achieve what we want, what about things like building over our raised patio and a drain cover etc etc, and then researched the planning issues ourselves.

Our main question was "how much will it be" and it was surprising by how much the written quotes varied!

Definitely ask them about how they usually like to do plans - can they draw them themselves, do they know an architect or draftsman who can draw them etc.

Good luck!

wow lots of fantastic advice thank you so much!

there is no reason why we would be denied planning permission that i can think of, i just wasnt sure if we could go ahead and do it or if it was required.

yep my friend has recommended her builder as he recently did some work on their house and we are off to visit them next week.

as i say lots of good advice which i am grateful for!

I think it's less whether you may or may not get granted planning permission, and more the hassle, time and expense of getting it.

There are a lot of rules about what is permitted and your plans might fall within something which isn't permitted even though you don't realise it. But the planning portal should help with that.

By the way, my council have a very helpful planning helpline, and give free advice via a face to face drop in clinic on planning issues. Your council might too, and it might make sense to talk through your plans with them.