How much detail apart from plans to get quotes from builders?

[pootlebug]

We have some detailed plans drawn up by our architect for a small ground floor extension/knock internal wall down/move kitchen job. A copy has gone to the council for building regs. Now we need to sort out a builder.

So we need to flesh out the detail written on the plans in terms of what we want. But how much detail to do this in? My architect says he can do this for us for a fee but since in the end I'm going to tell him what we want done in order for him to write up what we want done, I wondered if it was feasible to do this myself.

Has anyone done this? Can you give me an idea of how much detail to go into here? I don't really want to have to specify what/where every single socket & lighting circuit will be as we haven't decided on everything yet....

If you don't have all the details of what you want, how can a builder tell you how much it's going to cost? And can you tell them exactly what to build a stud wall from? What grade insulation to use, etc etc

Don't mean to be flippant but these are the sort of details that an architect will put in (disclaimer: I am not an architect) and many others. If they're not in then a builder may well use the cheapest materials he can in order to do the job. If the spec just says 'build a wall here' without any detail then that's asking for trouble.

You will have to decide at some point where the sockets are going. You might as well think about it now rather than get an incomplete price from a builder. If you add them later, obviously the price goes up.

I'd pay the architect.

The short answer is yes it is feasible for you to do the detailing and final spec as long as you understand the technical requiremenrt, have a clear idea of what you want and dont necessarily care how it looks when you have finished!

I assume you would also do your own conveyancing or motor repairs? It is sort of the same thing..... With time and common sense it can be done..... It just might take a lot of time and painful mistakes to get there if you are a beginner.

In terms of detail - yes you do have to decide which sockets you want and where. Otherwise how would the electrician know how to price it? What bricks? From where? Which mortar? Which type of pointing? Which manufacturer of cavity vents? Quality of dpc and dpm? Which contract? insurance?have they included all the things in the prelims that they need so you get a correct price? The list goes on and on and on.......

The detail that is required is mind numbing but essential - otherwise you leave yourself very exposed financially. it might seem like a good saving at the moment but not paying for these professional services could cost you more in the long run.

However if, like many, you think an architect is not worth the money dont let me try to persuade you. it is your money and your project and i will not have to live in it if it turns out a dog's breakfast

good luck!

oh if you do decide to go for it remember to make all your decisions early and draw/think about them for a bit. it is much cheaper to make mistakes on paper than it is with a builder on site breathing down your neck!

Okay, I get the picture!

I spoke to a friend who had some work done two years ago and they did none of this so I guess I wondered how much variation there was. I guess they were just very lucky that their build went well and they've had no problems since.

I agree with others, if you get a detailed spec written up then you will more than likely have a firm price (which you can then contract with using a JCT).

You can ask a builder to price using certain assumptions but these do have to be thought through (approx number of electrical sockets per room), whether or not you want tiling or other floor finish. If you are moving the kitchen you will need to know where the gas/electrical supplies will be. Internal doors are another example - what do you want, do you assume a fixed rate per door to include all door furniture? Doors for example can be £30 or £300.

With a detailed scope you are more likely to get a firm price, without it you will need contingency and it also makes price comparisons difficult between builders as they could use different assumptions.

Plenty of people don't use an architect for detailed spec but I would advise that you think through what you want as you are likely to get a more realistic price.

Agree, detailed spec more accurate

Can only echo the above. Builders will price a 'standard' spec ie one light in the room, minimal sockets, basic plastic covers. We got the plumber and the electrician to come in after the first quote from the builder. Their prices both doubled...which is what we were expecting

I have nagged DH to get detailed plans/coatings for everything. Although I've had to sit down on occasion as the price has gone up beyond what I was hoping, at least I know it now rather than half way through the project

Good luck!

Coatings?
Costings, thank you auto correct

Although we talk about coatings a fair bit