Planning an extension and already very very stressed. Will it be worth it?

[CurrerBell]

We have bought a four-bed detached house (built in the 60s) which needs major renovation. It has only had one owner previously since new. We are looking at modernising the layout and also creating a side extension - as the house is on a corner plot with space to the side.

The house has lots of potential and we plan to be here long term - however, there is such a lot that needs doing, and it's overwhelming. Worst of all, we haven't even be able to make a start. We've been here for eighteen months but haven't managed to get planning permission yet - mainly due to our incredibly slow architect. He is at the stage now of drawing up and submitting the plans, but seems to be dragging his feet again :( In the meantime, it feels like everything is breaking around us!

Please, reassure me - or give me a sanity check. Is it worth all this stress? I'm worried that if I'm this stressed now, I don't know how I'll cope with the building work?! I'm beginning to doubt whether we should do an extension at all. We are living in the house with our two young dcs so I am dreading the upheaval.

BTW we'd be adding a master bedroom with ensuite upstairs, and downstairs we'd be adding a family room plus utility room. We'd also be knocking two rooms together to create a kitchen diner with doors out onto the garden (we will do this whether or not we do the extension).

What is it that's actually stressing you? Are there certain key things that you find difficult? Are you always feeling so stressed about it, or is it just particularly bad now?

Maybe it isn' t worth doing if you find it so stressful. After all, if it's got 4 beds already, do you really need another one? The finished result sounds lovely and very grand, but there's a reason that its cheaper to develop a house yourself than to buy one already done up by a developer!

On the whole, I'm a fairly relaxed person and even I find it a bit much after a while - DH just estimated it would be another year before our upstairs is finished and my heart sank!

All architects drag there feet, there like solicitors with house moves, and its silly considering there cost.
my sister was having a side extension to gain a room upstairs and open the kitchen/dinner.
He took around the same time to do the plans.
they showed it to my DH, as was getting the kitchen through him and within 5 mins he removed 2 stud walls an opened the property up to what they actually wanted as the walls were not needed.
My sister did say what we paying him £2,500 for??
Apply some pressure with them if not all paid up front and they will soon get in gear.
It will always be worth it creating the home you want full term despite the stress to get there.

Thanks GrendelsMum, I think my stress levels are worse at the moment due to other issues - but the whole issue with the architect just makes me feel so helpless. We need to get the plans agreed so we can sort out the the existing house. At the moment, the windows are leaking, I have holes in the floor where burst pipes have been dug out, and it feels like everything is old and tatty and disintegrating!

I would feel better if we could just get on with the work. I can cope with short term stress, knowing there is an end in sight.

Also, you're right, we only need four beds. The only things we are really lacking are an ensuite and a utility room. I'm not sure having those rooms is worth all the trouble involved in doing the extension? The extension is quite a tricky one to do, as it would involve moving the main electrics and drains.

Annalouiseh - that is interesting. Our architect (who is actually an 'architectural technician', as it turns out...) initially wanted us to extend the kitchen - however, we decided that by removing the wall between the kitchen and dining room we end up with a much better layout... I'm not sure what we are paying him for really, as we've got our own software and have learned how to draw our own plans in the time it has taken!

there uses are the structure walls and planning knowledge
in terms of interior walls and design layout there not always the best unless there they are great.
good luck with it all

Your 'architect' is not an architect if he's an architectural technician - big difference and unfortunately that may be part of your problem. Not all architects drag their feet most are very professional and on a simple job like a house renovation/ extension it shouldn't take long unless their are complications such as existing structural issues, conservation area consent if listed building consent (or a fussy client who doesn't know what they want and constantly keeps changing their minds).
Assuming that you don't fall into any of those categories I would be asking why it's taking so long and not being fobbed off until you get an answer. Check the terms of your contract with your plan drawer as that's the best way to work out your rights if things aren't going the way you expected. Unfortunately as you haven't employed a proper architect you have less chance of recourse than if you had employed an architect who would have to be registered with the arb, abide by a code of conduct and insured - if they don't they can get fined or struck off.
There are some rubbish architects out there, I won't pretend otherwise but generally it is unregistered plan drawers that give us a bad name. Most of us work bloody hard for very little money making sure that the ever more complex buildings we design meet a hugely and ever increasing bureaucratic and regulatory system which everybody else thinks they can do themselves.
A good architect should save you stress and money and open your eyes to things you hadn't thought of and make sure you have a safe and sustainable building whilst (if you employ them to) making sure your contractors and other consultants put it together correctly during the build period and managing the contract. The most important thing is that they listen to their client so make sure you communicate with them clearly and unambiguously.
Changes in your house is probably the most stressful kind of building work especially if you are living with it so if you are having problems tackle them frankly and quickly before they fester and become costly and more difficult.
Sorry that you are going through this but I hope it'll be worth it in the end.
(I didn't mean to go on about it but as you may have gathered I'm an architect in RL and get passionate about this kind of thing ... Although I don't do much house renovations / extensions myself, I do generally bigger scale stuff but I do know people who do and most hate those who give us a bad name too)

our technical drawings man was wonderful
he did the drawings, submitted the plans and MOST importantly coordinated with the structural engineer about the steels we would need for where the back and side of the house were coming off.
They both needed nagging but that's the way it goes

we had 9 months of hell and it was worth every bit of it

I feel for you. The waiting for planning permission is stressful because it's a bit like athletes bouncing around at the starting line, waiting for the race to start, keeping the adrenaline level up.

Your architectural technician could be out of his/her depth if the proposed extension is complicated by the need to re-route the existing electrics and drains if they run under the area where you want to build. But as you're on a corner plot the re-routing of the electrical supply should be pretty easy, and it is possible to build over existing drains/sewer pipes (ours run under our extension).

If you don't feel that your architectural technician is making sufficient progress, and you've drawn up your own plans, then I suggest you contact the planning department direct and ask for an appointment with a planning officer to have a chat and show your own plans. Most planning departments actually prefer that because it's easier for them to steer potential applicants towards something that will easily get planning permission because that's quicker and cheaper for them.

wonkylegs, I know - I realised he wasn't a registered architect after we employed him. :( We still refer to him as 'the architect' as shorthand but I'm sorry, as I do know the difference from your profession - it must be frustrating.

So far he hasn't actually drawn up any plans - just done sketches of the layouts and a pre-planning enquiry. Not to blame him for everything - we have changed our minds a few times re the layout, while waiting for him to come back to us. But now it's all agreed. At this stage he is meant to be drawing plans of the elevations, but we haven't heard from him for weeks and he's ignored my latest email.

I would love to have a good, motivated architect who could move us forward on this project and make me actually want to do it again! To take the stress out of it and to oversee the building work - that would be heaven! Maybe it's best to cut our losses now and start again with someone else...

Or just forget the whole idea of the extension...

TalkinPeace2 - that's great to know it was worth it. Did you manage to live in the house while the work was being done (or am I being hopelessly optimistic?!).

Thanks hugglymugly (sorry I posted before I saw your message). That's exactly what it's like - the adrenaline level is up and yet we can't actually go anywhere! It's exhausting. I like to be in control of things but I'm beginning to doubt everything at this stage.

The architectural technician doesn't seem to think moving the electricity supply is a big issue (well, he's not paying for it). The drains (he reckons) are not complicated either. We'd have to dig and connect to a new drain, as we're going to create a new family bathroom at the other end of the house. It's just complicated and messy in my mind thinking of all the digging involved.

We have downloaded some free software to mess around with plan layouts, but aren't skilled at drawing the elevations or anything so I'm not sure I'd be confident about approaching the planning department on our own. But it might have to come to that!

When we had our extension done last year, we moved out into a rented house. We met the previous tenant on the day we viewed it, and she was just moving back into their new house. ( In fact they had knocked their old one down and built a new one. They were on Grand Designs, apparently.)

Anyhoo, it made me feel optimistic to speak to her, because it showed that the whole building thing does actually come to an end.

So, although our work went massively over schedule, (because of a faulty flooring product) we are finally back in our lovely house, and it is working really well for us. Everything we planned is now a reality. It was stressful, but it was worth it.

And you will save money in the long run by moving out of your house, as the work will go quicker, and your furniture will not be ruined. Tradesmen do not look after your stuff.

Okay - this is a guess, and I'm not meaning to be insulting in any way, just trying to identify possible problems. I wonder if you're the sort of client who is very demanding and has a very clear idea of what they want BUT the idea changes repeatedly because they put a lot of time and energy into researching new ideas. (I had a lot of clients like this in my previous job, and although in many ways they were a joy to work for, the project does become extremely stressful for all concerned.) These clients can get something really excellent at the end, but unless the project manager is experienced, it can be quite a difficult experience.

I wonder whether you would feel more comfortable working with an architect who is much more experienced in the expectation and project management side of things, rather than with your current technician?

And can you move out of the house as suggested while the building works go on?

Are you finding it difficult not being in control? It can be overwhelming and frustrating when you aren't in control.

If you are planning to stick with your architect, then I would suggest calling them and saying I would like the drawings by such and such date. You should also consider submitting the planning application yourselves if the architect is dragging his heels. Even in a perfect scenario, planning consent can take months to be agreed.

If lack of control is an issue, I would also suggest that you find ways of coping with it when the actual work is being done. The stress of numerous trades 'invading' your home is much worse than anything else IMO.

Good luck, it will be worth it, you just have to find coping strategies that will get you through it

Thanks for the replies and helpful advice. I wish I'd posted here a lot sooner!

GrendelsMum, you are right - I suppose, we have spent time researching ideas and we probably aren't the easiest of clients. We bought this house wanting to do a big redevelopment, but weren't exactly sure what was achievable... In the beginning, the technician came up with a great idea about moving the garage to the other side of the house - and we've never deviated from that plan. But we have taken ages to decide on the actual layout, as we weren't happy with his plans for the kitchen.

I feel there is also a lot of pressure on us to get things right, as we want this to be our 'forever' home and to ensure it suits us now and in the future.

There is another issue... We have some worries with our DS, and I've also been ill (anxiety) and have had to put the house plans at the back of my mind for the past few weeks. I've come back to it thinking life's too short. I have dealt with smaller projects before such as a basement conversion and several bathrooms - and I have loved the results. But this is in a whole different league, and I think I underestimated my ability to cope :-(

It might be because I'm not at my best at the moment - but I'm just fed up and exhausted with the whole thing.

I am going to call the technician when I have things clearer in my own mind.

Anyway - I guess what I'm thinking is this. We could do up the house as it is, have a lovely finished house, and pay off the mortgage quicker. What a relief that would be!

We wouldn't have an ensuite. But then we've never had one before! We have 2 dcs and occasional overnight guests (every two months or so). An ensuite would be lovely, but I'm wondering if it would make such a difference to our lives?

As a fellow Architect I echo wonklylegs comments.

There are many people 'out there' who will offer drawing services, some of whom will be perfectly satisfactory for extensions and alterations.

I have found that the architectural technicians / technologists I have worked with in the past have been knowledgeable and hard-working however they simply do not have the education and training that we have to complete.

Having said this, it seems that your man has provided you with some good ideas and you may (eventually) get what you want however I agree with those who have said he needs a good kick and pain of cancellation and no money.

I suspect that he has too much work at this moment in time and is fobbing you off. If this is indeed the case I must admit to having some sympathy for him as it has become increasingly difficult to find work. I am always nervous of turning down a potential good commission if I am very busy but - in the interests of good client relations and because I take the term 'professional ' very seriously it has to be done.

The basic problem is - in my view - that although our title is protected by law i.e. it is illegal for someone to call themselves an Arctitect if they are not registered the function is not. The vast majority of people do not know this believe anyone who draws plans is an Architect.

Thanks Pendeen. I am normally very careful about checking someone's credentials, but I have to admit I didn't know the difference before we engaged him. He offered the full range of 'architectural services' and had done lots of local work. He seems to be good at what he does - when he actually does the work! We do feel like he is probably prioritising other (commercial) jobs, like you say.

He does need another good kick but after 18 months I feel like I can't be bothered any more.

Don't do it.Not just because you are stressed, but i suspect you need time to live in the house and see how you use it before making any alterations.Then a year or two down the line think again.Don't proceed any further with this guy.I have been there and employed a useless architectural technician who charged me extra for work he didn't do properly to begin with.Cancel his contract and start again.

We are fussy clients too for our extension but we have done our level best to do all the fussing with the architect , get every little thing on the drawings and then the builder could just get on with it.

It sounds to me like you need a small amount of input from a very good architect (of wonkylegs sort) who will really help you to work out what space you want and how to get the most out of your home with maybe much more modest work than you think.

If it's an extension you really want and can see how much it will improve your enjoyment of your home and you can afford it.....it's worth it. If not, I'd think twice.

We had a architectural technician draw up the plans, it was really straightforward and took him no time at all.

The building process was hell on earth, but the result has been fantastic and it completely transformed our home. We did it when the dses were toddler age and had no use of the kitchen for weeks during the day. We had a big extension at the back and kitchen and dining room knocked together. We gained a downstairs loo and a huge kitchen/diner family room with sofa area.

Only you know what's right for you but it does sound like an awful lot of stress for not a lot of gain.

Doyouthinktheysaurus, your extension sounds fantastic. I would love that. Unfortunately our back garden isn't deep enough to extend backwards. Our corner plot gives us land either side of the house, but it's angled so it makes an extension more difficult that it first looked.

That's how it seems to me now - an awful lot of stress for not a lot of gain.

If we were to just renovate the existing house, what we'd have downstairs is a large lounge, a kitchen diner (not huge, but adequate), and a cloakroom. Upstairs we have two doubles, two singles and a small family bathroom. It's a comfortable house for a family of four.

Thanks for all the replies - all really helpful. I have just been talking to DH. He says he's happy to put the extension on hold and spend the money on doing up the existing house. However he thinks we shouldn't shut ourselves off from doing the extension some years in the future. By that point I guess we'll have a clearer idea of how much it would be worth it!

I think that sounds really sensible - if you've been suffering from anxiety and one of your DC has been ill, the last thing you want is builders traipsing in and out of your house, damaging your stuff and making you feel uncomfortable in your own home.

It's not as though it's now or never by a long way.