Home Extension Thread 2018 - summer edition

[DustandRubble]

A thread to share the highs and lows of all things extension, loft conversion, renovation related. Bring your own dustpan and brush.

homes I can empathise so much on evasive tradesmen maybe we should start a Lessons learnt on renovating a property thread;

It shall take double the time
It shall take double the money
Tradesmen like to chat about many things except price and completion times
You will want more lights than you thought possible
Kitchen planning isn’t straightforward
You thought you didn’t care about (insert one of many many decisions) until asked
You will subsequently spend hours on Pinterest, Houzz and mumsnet researching aforementioned decisions
The odd extra £50 here and there add up at an alarming rate
It feels like it will never end...

So I'm not actually at the stage of building...but we live in 3 bed semi and want double storey side extension to start in the summer of 2019. I have some starter questions, not sure if this is the right place or need to start a new thread.

Where to bloody start 😫😫😫
Do you check on planning permission first then secure a builder, or does your builder help with that ?

I am not good at visualising changes, my friend mentioned builders will give a 3D walk around on screen of what your house will look like after the changes, is this right or do you need an architect type person for that?

How did you find your builder ? and I assume the best plan is to see his previous work

If I'm posting in the wrong place just let me know ?

So we spoke to a builder first to get a rough idea of the cost and whether we could afford it.

We didn't bother with three quotes (laziness really) so the builder we chose worked with an architectural technician (cheaper than an architect) so it seemed easy to go with the both of them. You can of course use a separate architect and present plans to builders. Ours was a pretty straightforward 4m extension on a 30s semi so nothing fancy. All architects/technicians handle planning permission.

Our build is nearly finished but it has taken double the time. Totally worth it though. It's transformed the house.

We made sure our builder was recommended by Which? And was a member of the Federation of Masterbuilders.

I found Real Homes was the most useful magazine for practical advice

www.realhomes.com/advice/planning-and-costing-your-single-storey-extension

Good luck!

Thanks thehousethat that website looks brill, did they do a 3D visualisation for you or is it just drawing plans ?
Yeah ours is only going to be pretty straight forward and 7 metres by 3 I think.

We had a double storey side extension.
We contacted our architect first and once we had our drawings, we got quotes.

Day one is done, and the foundations are dug! Hope the rest of the build goes this smoothly Great to see progress after planning for so long!

Homes that space is looking fab, it's going to be lovely!

bourbonbiccy we did similar to above, but used an architect, even though ours is pretty simple. We were recommended an architect by neighbours who'd done similar, they did a good fixed rate deal so we knew cost from the start. They dealt with planning permission and building control 'full plans' application, and recommended builders. We got 3 quotes and went with the builder who did our neighbour's extension, as their work looked good and they could quote for everything including kitchen fitting. It was the most expensive quote, but there wasn't much difference.

Nobody did a 3D visualisation, but I did my own with SketchUp! And our kitchen design had 3D visualisation.

Bourbonbiccy we just had standard plans from our architect but the kitchen plans were 4d.

3D!

Thanks guys that's great and good luck with the work being done. I will keep popping in to see all the piccies ( and steal any good useable ideas lol) thanks again

We went for architect first and then builder, but if I was too it again I would find a builder first! We have 2 steels in the bedroom which the builder (and the building regs guy) thought were overkill, but the structural engineer insisted! We now have a "quirky" ceiling :-)

Such a pretty house @Pallando xx

I'd agree with Pallando about having the builder involved first. There are things that our builder has scratched his head over, and thankfully pointed out to us were unnecessary before we ordered our steels - however, that may only work if you have a builder you know is reliable (and we were lucky enough to have that).

Learning to use Sketchup has been an absolute godsend to work out what's possible in the space (and it's helpful even down to working out quantities of tiles etc).

Whattodowithaminute I'd agree with virtually everything on that list The revised electrician's bill I'm going to need to sit down for as we somehow ended up with two satellite dishes and five CCTV cameras (instead of one dish and two extra cameras) plus track lighting, cable trunking skirting board and extra sockets everywhere.

I'd also add:
Trades rarely turn up on the day they say they will start
You must never mention that there will be a few trades on site on any particular day because they will all decide it's going to be too busy so they'll pop off to another job and you're left with a labourer who has no idea what to do
Never assume anything is obvious and be prepared to repeat what you want on the day they're going to do it
Have a book that you write everything down in

Our extension is moving at a brilliant rate. I’m so happy with our builders!
Yesterday the screed went down, the electrics and plumbing have had their first fix, and today the roof lantern went in 😍

Amazing progress birdy
We’ve started tiling today; decorators in next week. Started talking to removals companies for quotes-we will be in by Christmas!

I, like dust, have fallen off the thread a bit as i've had so many decisions to make i'm on my knees. Good idea about the lessons learnt thread. I would add .. things i didnt factor. We have spent a small fortune on food. No proper kitchen means no storage which means buying things daily from tesco express, take aways or crap food. Your electricity bill will sky rocket due to the extra machines, blah, blah. Confirm every conversation that involves a decision in writing, however small it is, as then you can refer back to it. Before sending said confirmation, check it, as bloody auto correct has now meant my back door is the wrong colour
I could go on.
Even if a company you have used befire were brilliant, doesn't mean they will be again....window people again
If you want to save your carpets, take them up. That sticky protective stuff doesn't stand a chance with a major build.
On a lighter note, we have some decorated rooms, light upstairs and I still like our builders after 7 mths!!!

Yay on still liking the builders, boo to the random colour of front door and carpets ruined, but it sounds like you are making good progress 👌🏼

Thanks 4years yep....these last bits seem a bit slow but really hopong we've only got about 6 weeks to go!!

Hello all, I’m back and we’ve moved in!! Wood floors came yesterday which I’m so excited about. Kitchen arrives on Monday which is even more exciting as we’ve been cooking on our little induction hot plate for weeks now. A few pics of progress...

Kids bedrooms

Kids bathroom and descent to main floor

Main floor new wood flooring and the downstairs loo

Exterior and loft

Wow Lingua, it looks amazing, you must be delighted to be in! Good luck with the kitchen, how long will it take to install?

Wow @Linguaphile that looks amazing!!!! I love the decor it looks gorgeous.

We are moving forwards. The builder still reckons that we will be back in downstairs ( and it will be finished) by the end of Nov. He will then still be working on the outside (render, landscaping & patio after that). I am keeping my fingers crossed as that seems quite ambitious!!

Windows should start going in this week, first fix electrics are done, plastering in existing house is almost done and boarding out is starting in the extension, kitchen being fitted in a week or so..

it is changing rapidly at the moment. My favourite picture at the moment is the new fireplace!!