Please or to access all these features

Add post

Watch this thread

Save thread

Start a new thread

Flip thread

Hide thread

My feed

Active Unanswered threads

Getting started FAQ's

Unanswered threads Acronyms Talk guidelines

Hide shortcut buttons

Talk

Property/DIY

Join our Property forum for renovation, DIY, and house selling advice.

Flip

1 2

Original poster

Extension/knock through - where to start

27 replies

DIddled · 26/12/2012 16:59

Looking for advice- we live in a 1930's 3 bed semi which Has a side single storey extension and a loft conversion which isn't brilliantly done- both were completed well before we moved in.

We are looking to remodel our house , the ideal would be knock through kitchen diner and some sort of extension to give more space , a utility and extra shower.

We will be adding to the mortgage to fund this , no equity issues mortgage is about 120 k on a house value of around 250k.

Where do we start- do we speak to builders? Do we need an architect- it's not a mansion so can plans be drawn by anyone other than an architect?

Roof also needs replacing - it's ancient and has served us well thanks to a fantastic roofer who have lovingly patched it up.

Worth mentioning that our back garden is pretty small, but we don't use it much ( two adults and a 14 y o son) .

Any pointers on where to start would be appreciated :) Happy Boxing Day.

OP posts:

JingleBel · 26/12/2012 17:44

We got a local architect who has been brilliant. He drew up some ideas initially. We then asked him to do plans and he ended up guided us through planning process.

You may think, as we did, its too much money, but he actually ended up saving us money by finding best tender and contracting reliable builders. the builders had good ideas which saved us money long the way.

Uppermid · 26/12/2012 17:51

We have a 30's house with garage and our at the beginning of the process of converting the garage and extending the kitchen behind the garage (if that makes sense). We first got a few builders round told them what we were planning and asked for an estimate, this gave us an idea on what it would cost, they can't really give a proper quote without seeing the plans. Tis told us that it was in our (hopeful) budget.

Our next stop was an architect, plans are now in with the council, hoping to hear back from them mid jan. with these we can go back to builder we liked to get a definite quote, then it'll be to the mortgage company to get the funds.

Hope that helps.

Where abouts are you based, I like our architect so far!!

Original poster

DIddled · 27/12/2012 00:36

We live in Stockport West- near Manchester. Thanks for info keep it coming :) xx

OP posts:

FishfingersAreOK · 27/12/2012 09:30

Plan, plan, plan before you start. I would get an architect involved. And especially if you want to fit things in like utility/shower room. Make sure you get the measuring done now so you end up with a shower room you can fit a shower in without having to buy an extra expensive narrow one as the door is 5cm too far over or having to buy the tiniest downstairs loo sink ever. Also think about which way you want doors to open, where light switches should go and room thermostats etc. Get a decent extractorfan put in the utility...then you can shut the doorr and dry washing in there.

Original poster

DIddled · 27/12/2012 10:03

All good advice thanks!! Feel a bit daunted to be honest!

OP posts:

geogteach · 27/12/2012 10:09

We used a structural engineer rather than an architect. This worked well as what we wanted was reasonably straightforward (didn't need ideas as such) but did involve huge steel work which he could do all the calculations for and sort out building regs

Original poster

DIddled · 27/12/2012 14:42

Thanks grateful for all advice and any more would be appreciated. Was hoping for words of wisdom from
The one and only Piglet John as well :)

I have dug out my George Clarke Home Bible book for inspiration as well - I think I need to have a read and a think.

OP posts:

yehudiwho · 27/12/2012 15:24

I,m in a 30s end of terrace thinking of extending too amd have absolutely no idea what to do or how to start - watching with interest.

Uppermid · 27/12/2012 16:05

We will also have to get a structural engineer.

SwedishEdith · 27/12/2012 17:26

We used a structural engineer as well rather than an architect. We're also in a standard semi so I pretty much knew what I wanted. I spent a lot of time "researching" floorplans on RightMove though to see if anyone had any inventive ideas I could pinch. If you look on yourconcil's website you can see the range of plans that are submitted - I think for planning permission, they can pretty much be drawn up by anyone. For the actual build, you need the engineer's drawings

Original poster

DIddled · 27/12/2012 18:10

How much for plans? How do you go about sourcing someone to do it? Thanks in advance :)

OP posts:

Uppermid · 27/12/2012 18:14

We're in London and plans from architect have cost £1250 +vat.

Original poster

DIddled · 27/12/2012 20:28

Wow more than I thought! Wonder if that's a London weighted price as most things in London seem to cost £££££. THanks uppermid, good of you to post. Anyone else had plans done in NW and approx cost pls?

OP posts:

judefawley · 27/12/2012 20:33

I wouldn't use an architect. I'd find a good planning technician, they do just as good a job and are masses cheaper.

Don't forget to factor in your building regs fees, at least another £500 in addition to planning permission.

tricot39 · 28/12/2012 08:51

An architect, surveyor, architectural technician or engineer could draw up the plans for you. Ask around and speak to lots if different people - if you are relaxed about design details you can think less about the job titles and concentrate on finding someone that you think understands your requirements best. While money is always an issue remember that scrimping on fees can cost you more later - if someone doesnt have enough time (due to low fee) then they tend to make conservative descisions which cost more in the long run than any fee saving! Also less time/fee means less time for coordination - see lala's comments about shower doors etc.

Lastly start drawing up rough plans yourself now. Lots of different versions and stick them on the wall to live with them a bit. Try to imagine in detail where all your stuff will be kept and how you will use the space. Then you will discover that you want it arranged differently and do another version. With that homework you will be well placed to brief your designer when you appoint one that you like.
Good luck!

NeatFreak · 28/12/2012 09:01

We are just about to start a conversion/extension and started planning it in June so it is not a quick process!
We drew up rough plans ourselves and then met with an architect. He drew up plans, which we asked him to amend twice and he was fantastic-he met us 3 or 4 times then submitted the plans for us and chased the planners up. He is a qualified architect but has been working on his own house for a while so isn't actually practising at the moment, which reduced the cost including planning application to around £1000 (building regarding are additional).

Hope this helps- feel free to ask any questions. Our plans involve knocking down a garage and extending 2 stories around the side and rear of our detached house and tbh we have needed the time its taken to sort finances, empty garage and loft and clear out all our junk! We are also expecting baby number 3 four months into the build so will be juggling that with building work for a while- I would recommend sorting your timings VERY carefully!!

NeatFreak · 28/12/2012 09:03

Our architect didn't do our technical plans to give to builders in an attempt to save money so dh did them himself- long process but very satisfying...

Original poster

DIddled · 28/12/2012 10:19

I can't see my DH knocking out a set of plans somehow! This is all great. We are complete novices and I don't know if what I have in mind is even do-able.

But to move will cost £££££ with fees and whatever we buy will attract 3% stamp duty. We love where we live and so this seems the most sensible option.

If we extend to the back we will lose a chunk of our already small garden- I haven't an issue as we don't have small kids- does anyone thing this will be a problem?

OP posts:

Yorky · 28/12/2012 12:18

Work will (fingers crossed!) start work on our extension at the end of February.

I used www.metropix.co.uk to draw up my own plans and play with where walls could go, so that by the time we met with the architect we knew pretty well what we wanted. As long as you only save your designs as unfinished its free!

We are squaring off a currently L shaped building to create a big kitchen diner and taking out a couple of walls to make the space more usable, then putting 2 more bedrooms, an extra shower room and a small room/overgrown cupboard for the washing machine and tumble dryer upstairs. It will be great when its done

NeatFreak · 28/12/2012 12:37

When I say dh drew up some plans, he got some graph paper and drew some boxes showing where he wanted the extension to go. this was really useful for our architect as he based his designs on it. when he had finished the plans dh added the specs like where to put radiators, doorways, sockets etc. we also had to pay a structural engineer to do calcs for steelwork etc.

can't offer any advice on the garden, it depends on whether or not it is still useable and what neighbouring gardens are like!

Original poster

DIddled · 28/12/2012 15:16

No one on our row has a big garden, the houses are set back on longish drives from the road which is great but sometimes wish we had less garden at front and more at back, but then again passers by often admire our long lawn and we can get 3/4 cars on drive at a push, which we don't really appreciate but I know others do. Thanks for hint and tips and I'll check out metro pix , Thanks Yorky.

OP posts:

Original poster

DIddled · 28/12/2012 20:54

Yorky if you don't mind me asking- how much would the work you are doing cost? Are you having a new roof/ kitchen please?

OP posts:

Yorky · 28/12/2012 21:26

Don't mind you asking at all - its one of my favourite subjects atm!

Pictures and details here We currently have a single storey 1 room extension so knocking through from it to the rest of the new downstairs extension and building above old and new parts, I hope that makes sense. It will be a new roof, but would be nice if they could reuse some of the old tiles.
We are losing a little bit of garden (as we're being greedy and pushing the dining room out further than the bedroom above it to get a bit of glass roof to try and stop the long room always being dark in the middle) but most of the footprint of the extension is currently 2 old and tatty sheds so we'll need somewhere to keep the kids bikes but they still have room to play.

Our budget is 55k(inc VAT), with extra set aside for the kitchen - the new kitchen, my dream big open kitchen diner family area with cream painted shaker doors and wooden floors and a granite sink and wide bifold doors to the garden and room for a big enough table so we can have friends to dinner without having to eat in shifts (a little excited, sorry!)
It won't leave us much over for carpetting the DCs new bedrooms etc, but we should have a warm safe dry building to decorate a bit at a time as we get the extra cash together (apart from the kitchen!, and the builder has included fitting the bathroom in his quote too).

Yorky · 28/12/2012 21:30

We're in the E Mids btw, so not sure our builder/architect would cover your area but prices should be similar-ish (not London rates at least!)

Original poster

DIddled · 28/12/2012 21:46

That's fab Yorky thanks- I am getting excited for you! :) Good to hear your plans and love your f book page!!! Good luck x

OP posts:

Flip

1 2

Swipe left for the next trending thread