Building regs drawings-how much should they cost and who can do them?

[Molehillmountain]

We had an architect draw up plans for our extension. We've now asked for building regs drawings and I was shocked by the price-£3000 including structural engineer to come and draw stuff (his bit is £1400). Can someone else draw up building regs drawings from an architect's plans and am I being naive about that being a good idea? In other words do I just have to be brave and pay or could an architectural technician or similar be a sensible way to save money on this bit?

I paid £380 plus vat for a building consultant to do mine. He has drawn up the plans and put in the application for me as well all included in his price.

Some builders, architectural technician, maybe a planning consultant. Should cost around £500, but depends ob the complexity if your particular site.

Wow! That's a huge difference. I know we needed an architect for the main plans but I do question whether we can afford five star service for the building regs. I looked at the quote again and it was nearly two grand for the building regs drawings alone-then fifteen hundred for structural engineer!

Normally the price depends on the size and complexity of the project. It is meaningless to ask for comparative prices without saying what you are doing. Our office would do some basic sketches and sums for 1400 but we cant compete with a one man band who designs from his kitchen table when it comes to domestic jobs. Not sure why you are shocked at the price tho. You are employing professionals who spent at least 4-5 years at uni then 5 more years on professional qualifications. The hourly rates probably work back to at least 2 days work (charge out rates not wages) and does that figure include vat? Yes you can get cheaper but it you have to be careful that doesn't compromise on quality of service.

Br compliance is not just done by drawings. They will do spec sheets and calculations.

Our extension is only small (2m deep, single storey) so I did the planning (or at least got the lpa to confirm that no planning permission was necessary), we didn't use an architect but a building consultant drew us up some initial plans, helped me write a tender and submitted the building regs application. The building regs cost £450+ cat but be had previously drawn up the draft plans.
We commissionned the structural engineer ourselves (we're taking out the back wall and moving an internal wall) and we need 3 new rsjs. He charged us about £400 I think but I can't remember.

You could always get a quote from a technician/ building consultant/ structural engineer and see how it compares. I would happily recommend all of our team if you're in the midlands.

We got a structural engineer to do our drawings and buildings regs calculations for our very small and simple kitchen extension. He charged us £200 plus a further £20 when he had to make some last minute changes required by the planning department. He was doing it on the side so it took a bit longer than if we had been paying full price and therefore could hassle or chase him up. As it was, building regs approval was granted quickly after they queried a few things with him and we got planning consent. The extension is mid build at the moment but it looks good so far.

I suppose it comes out of ignorance of the process really. We're torn between knowing that there's a reason why an architect is the best bet, which is why we went with one for our plans rather than one of the non architects who came to visit when we were at the planning permission stage. I don't yet have a good enough understanding of the next bit - the building regs bit and I guess we need to do a bit more research. We don't want to penny pinch and regret it later. I appreciate the input, thanks.

To those who paid 200-400 for an engineer - what did you get? Site visit(s)? Sketches/cad plans? Sheets of calcs which were legible or incomprehensible? Work coordinated with the architect and the proposed electric/plumbing? Obviously you ended up with a beam and/or new foundations but what was the process like?

Our man came round to the house three or four times, he did drawings for the planning application with all the annotations on and was happy to keep changing them until we were happy with them, he filled in all the application forms for us and dropped them off at the council offices, he did a sheet of calculations which looked like complete gobbledygook to me but makes sense to the builders and means they've put the right steel beam in and he did all the subsequent answering of queries and liaising with the building regs and planning people to get the approvals.

There is nothing in that lot about electrics or plumbing. That sort of stuff I'm agreeing with the builders as the build progresses.

There were a few issues with the initial drawings - he'd got a measurement or two wrong that I spotted but he redid drawings. It probably took longer than if we'd paid full whack and went through a proper company - for example he went on holiday for 3 weeks and there was noone covering for him while he was away to answer the council's queries. We didn't feel we could chase him too much because we felt he was doing us a bit of a favour. But, when the council told us the would refuse our application for a 2 storey extension but would approve a single storey application with only a day or two before the decision date, the lovely man redid the drawings and submitted them in time with very little notice and only charged us an extra £20, bless him.

It's only a small simple extension, nothing ground breaking so I didn't want to spent too much on drawings if I could help it and this guy was recommended to us by a brickie friend who said he often got him to do drawings

Did he have pi? Did you sign any agreement? What did you pay in total?

Molehillmountain

Three grand? On top of the charges for the previous drawings? (What were they for interest)?

For an extension?

What, may I ask, are you extending? The British Library? The Louvre?

Outrageous!

Sometimes, my fellow architects make me cringe.

We paid two grand for the first bit. That felt very reasonable - not all that much more than the non architect plan drawing quotes (not sure what their job titles were). The architect is very experienced, but starting own business. His fee was very reasonable compared to the quote from another architect. It's a two story extension and needed an architect because it wasn't all that obvious a design to get what we wanted. I'm going to show my ignorance here, for which I apologise, but once the design bit is done, why would I need an architect to do the building regs plans over a technician of some kind?

It is never a good idea to use someone else to continue a design, and to be honest I would be embarrased if i left a commission half done. I can't imagine handing over my design to anyone else to complete, it's like abandoning an operation halfway.

Would your architect be willing to negotiate?

HI All, We had our plans drawn from a great firm in surrey called adapt, once planning was approved, we looked around for more quotes for the building regs and was recommended by a friend to try a company called www.myhomemyplans.co.uk. They were very cheap in comparison, but as it was a recommendation we gave them a try. The builder said that the plans were basic, but enough for them to price from and build our extension from. I think as our job wasn't too complex, we made a saving, but I would think for a more complex job, probably best to stick with the architect.

It seems strange that your architect didn't discuss building regs with you at the very beginning and how he would be involved in those details?

Do you have a builder or project manager - that person might be able to provide Building Control with everything they need. You want one person to take charge and liaise with Building Control dept.
Building Control will also want to make regular visits to check you are doing everything right -they inspect at key stages of the process.

Building Control might not need any new different /drawings but they will need structural engineers report - and the structural engineer will do drawings.
And they will need written confirmation of how you will meet all of the building regs:- It sounds difficult but it is really easy to a company that routinely builds extensions.

In our business we routinely build extensions and if they are not big enough to require planning permission then we do not get professional drawings done. We are only required to provide a site plan drawn to scale - which is quite easy to do. And then we detail how we are meeting Building regs in writing.

Project Description:
To produce planning application drawings for side and rear extension for the above site; and Gym room to rear of garden (design as instructed by client).
Scope of Works:
Drawings to include,

1. Existing Plan and Elevation Drawings
2. Proposed Plans / Building Regulation Document
3. Block Plan
4. Location Plan

Fees:

1. Site survey and existing plans

Stage 1 - £600

1. Proposed plan and elevation / Building regulation document Stage 2 - £1400
2. Block plan
3. Location Plan

Stage 3 - £19 site plan +£150 planning fees = £169 Total Fee £2169 The fee does not include structural calculations. Structural engineer to invoice client directly. Fees to be invoiced upon completion of the above work stages, following Sim singh approval...

Dow this estimate sound right? I'm new to all this, please help.

This estimate also includes new roof, double storey extension. Loft conversion. It is currently a 3 bed semi and need the space to turn into 5/6 bed.

Should I be wary of anything? Any advice welcome

That's a lot cheaper than our quote, Sim! Whereabouts are you?

Trying to get this straight - am I right that we could employ an architect for the design-y plans, then instead of paying them £2500 for the building regs plans, pay the other nice technician we met £450 to do it?

Simsingh84
Your quote is about £250 more than we had to pay for just the planning permission documents and all we are doing is making our dormer type house with flat roof over upstairs window into a pitched roof.

I too am unsure of how someone can say they will charge me almost £2K for the building regulations documents when another quote for the same thing is £450.

Can anyone tell me what more I am getting for double the cost?