Do we need an architect?

[Cheekychip]

We originally planned a side extension on a house we are purchasing but finances have changed so we are scaling back. After being let down by our architect we've decided not to proceed and was going to hire a new one but now BUT if we only do the following do we need one?:

-move bathroom (currently v small) into room adjacent to it upstairs. Maybe make it into one big bathroom (knocking down a wall) or keep the room that has the current small bathroom as a linen/ storage room.

• L shaped kitchen diner has a utility room right at the back which makes the garden feel closed off. Would like to take down that internal wall ( non weight bearing) to open it up and put a wide patio door at the back.
• maybe incorporate a pantry

Could a builder do the building regs for this?

Do you know if the upstairs wall is load bearing or not, before you remove it. You could look for an architectural technician who would be cheaper and capable of doing what you want. You might be asking a bit much from a builder. None of the ones we have used over the last 30 years would have done building regs drawings or indeed have been capable of doing them.

Must admit I would not have a clue if it was a weight bearing wall.

A technician may be the way forward thanks.

Do it on a Building Notice and you don't need drawings. The only thing you may need would be a structural engineer's calculations for any steelwork, if you're removing anything load bearing.

A good builder can do all the designs and have structural engineers that they use plus will know building regs etc.
The massive plus side is that your builder wont over design the extension so cuts costs right down.
My DH does all the drawings, he will ask for a ball park figure of how much you'd like to spend and design to that.
I've never seen drawings from an architect that haven't pushed a clients budget to breaking point and beyond, I've seen few that aren't over designed!

I need a good builder then.
I've never heard of a building notice, I thought it was building regs

Tutt, your DH isn't near Leicestershire by any chance?

There are two main type of building regulations application.

'Full Plans' means you submit technical drawings which get issued with a decision in 5-8 weeks. A 'Building Notice' is really just giving notice of what you intend to do and you can give as little as 48 hours notice. You don't have to submit detailed plans with this one.

Both types get the same inspections, they both cost the same and you get a completion certificate at the end for both.

Thanks for explaining Annie.
Do my plans sound like a building notice would suffice?

You can do any residential thing on a Building Notice. I would recommend it for something like your proposals, there wouldn't be any benefit going the Full Plans route which is more suitable for extensions/loft conversions etc.

Great. Thanks Annie. That is going to make life much simpler