Extension - cost out ideal plans or see how much you can borrow?

[Nowthereistwo]

Hi all. We're looking for a downstairs extension that would also incorporate regigging some things around. Then my dh starts thinking about a half width second story extension to get an ensuite.

But we have no idea what is possible (ideally want they whole back of house open for new family room), what's the best design and how much that would cost.

Or do we go to the mortgage company to see what we can borrow. Fortunately been here 7yrs, bought cheap as needed work and with increased salaries and now low childcare fees.

So chicken or egg - what did you do?

Ps. Skilled builder or architect to do the creative ideas/plans. An architect seems expensive but we do want to get it right.

Tia

If it was me I'd cost out ideal plans, and then discuss with the bank how much you want to/can borrow and go from there.

As part of the costing though, do mention possible timing constraints to the architect so they can factor them in (e.g. one of my friends wanted a two storey extension, but couldn't afford to to everything at once, so the architect just ensured the ground floor foundations etc., would support the next floor when they were in a position to do it).

I think much depends on whether you intend to stay in the house. If you're thinking this is a long-term home then cost up the ideal with a builder and be prepared for the price to rise as you discover that you want more extra bits. Do not trust an architect on costs - they are often out by tens and tens of thousands.

Thanks both. We've been watching that George Clarke program and have seen how out of control they budget vs design!

We got our house valued, worked out the minimum value once it’s finished and therefore won’t spend anymore than the difference.

We will be staying in the house for another 10+ yrs as the kids are still young.

It's a 4 small bed (no master bedroom or ensuite). All our neighbours have already extended across the rear.

If we don't extend upstairs we could knock through 2 bedrooms to make a master/ ensuite. But it's then a 3 bed so may need to convert back when we sell.

We've already knocked through the kitchen/dining room. But now want to push out. Will be a huge steel required to span the back of house (hold upstairs up)

A friend has recommended their builder ( makes a nice change)

I think if you're going to stay, make it a house that you want to live in.

It's good to think a bit about the money you're investing - you don't want to lose loads of cash here and you need to think about risk in connection with any debt you take on. But if you're staying for 10 years or more, it's also important to have the house that works for you over that time. Property prices may well not move very much in the next decade or so and there are costs associated with simply maintaining a house - they need new bathrooms, kitchens etc after a while. So the cost of living in a house is never just the cost of the mortgage.

Thanks whisk.

All good points made. We fitted our bathroom & kitchen ourselves and the bath and screen could do with replacing already.

I'm looking forward to someone else doing the work (even though you have to pay!)