How to work out the details of what we want

[MrsPandaBear]

We are looking to do some fairly extensive remodeling, taking out internal non structural walls and moving the kitchen. We've had plans drawn up and have fiddled with them until we're happy and have also got various kitchen quotes and have found someone we're happy with.

We got a bit stuck on the next step though. We got some quotes for the building work but struggled with whether they were comparable or not as we hadn't worked a lot of the details. We really want to sort out things like exactly where the electrics go, what sort of flooring to use, what sort of new windows to fit etc, ie all the little decisions. We are short of time as we have a baby and a toddler. What we'd really like is someone to draw up a list of what all the little decisions are, so we can spend a series of weekends researching stuff.

Are we overthinking this, should we just find a builder and make it up as we go along? If not, who do we approach to work with us on it, and how much will it cost?

I'm in exactly the same position as you and am watching this thread to find out!

We found a builder we liked (he was a QS by training as well) and sat down with him to talk through what we needed. He had a lead in time which meant we had time to consider his suggestions for flooring, wall tiles, units, sanitary ware etc and we could visit suppliers where he had good discounts to make final selections. Your builder will also have ideas about where you need sockets etc - remember that in a kitchen you always need more thank you think you will.

The kitchen designer should advise on the kitchen sockets. Windows - the architect??? Whoever drew up the plans could provide a list I would have thought.

Our architectural designer marked out things like the size of windows, but we then need to choose type and finish. The kitchen designer will do the kitchen but not the new utility room and toilet, and we need to move the main electrics board.

We don't have a builder yet, we found it difficult to pick one after the quotes we got as we had the sense they all had too much a risk of us ending up with us having to pay a lot more extras or to upgrade from what turned put to be a cheap spec.

It sounds like the first thing we need to do is pick a builder. If we can't choose by price do we just go with the one we have the best gut instinct about? Oh, and what's a QS - are most builders one?

Re builders. It is best to go on recommendation. Don't just pick one at random. Have you friends or neighbours who have had work done? When you chose a builder, ask to speak to previous customers, any builder worth his salt won't object. The best builders are usually very busy, we had to wait over a year for a build slot.

We got our builder via the architect, as he put out a request for tenders against a schedule of work. We did add in a heap more things (new kitchen units, new flooring downstairs, new fuse box, new doors, new lighting etc).

QS is a quantity surveyor - few builders will be one of these. Our builder basically project managed, used his own joiners and bricky, and then brought in other trades as needed.

You need to ask the architect to do this. May be an extra charge, but they are responsible for designing what you want (whereas the builder will want to get on with the work at speed)