1st building project - advice?

[Chilver]

We have just paid the deposit to builder to start our rear extension and internal renovations project. Its all happened so quickly, I feel I haven't had time to plan what I want it to look like! Obviously we've had plans drawn up which I am fully on board with, but in my head only got as far as planning to builders finish!!!

So, any advice on what to watch out for during the build? Or decoration/ kitchen/ bathroom design tips?

No advice but just got the plans back for ours so interested!

What are you having done?

Obvs rear extension! But what's the layout like?

Extending 4m out the back across width of house which will include a 3rd bedroom/ study and big kitchen (within existing part of house) opening to diner/ lounge. Knocking around internal walls too so actually changing entire layout except for 1 existing bedroom! It's going to be a hellish few months as we're still going to be living here......

Ooh that's so exciting! Have you picked kitchen etc?

How long have they estimated it will take?

Haven't even THOUGHT about kitchen yet, or bathroom, or flooring, or anything..... eeek! Builder suddenly became available a lot sooner than we thought; planning only came through 2 weeks ago!

What are you doing?

Ask your builder for a rough programme of works & a payment schedule. This should make sure you don’t end up paying too much up front. You can track his progress this way too & make sure it finishes when you expect. Always keep some “retention” money for an agreed period of time after the work is complete to ensure your builder has an incentive to come back & fix any niggles.

Bear in mind that if you make any chances during the build then it will likely cost you money (either in re-work or abortive time).

Be patient! It will look & feel like a mess for a long time but will all come together quite quickly at the end.

Builder has said actual build will be quick; its the internal finish and then decorating, kitchen etc that will take the time. Actual extension will be done in 2 weeks apparently?! But then they knock through the walls.....

Thanks thejoysofboys - we discussed today that we were going to do a more detailed Scope of Works to have all the finishes etc included in one place and track cost and give to him - is this what you mean? We would then use this as the working document between us all tracking costs and payments etc.

We did only ask for a quote to builders finish initially so have agreed we will discuss as we go along additional costs and their impact to the build.

Make sure you hold back some money for snags. Projects I work on tend to be 40/20/20/10 schedule depending on how long the project is.

Presume you’ve thoroughly checked out the builders, ensured they are using registered professionals such as the electricians and completed a companies house and financial status check on them.

Otherwise try not to get in their way too much.

Notify neighbours to any schedule to include noisy works.

I’d prepare yourself that it will be much longer than two weeks... everyone I know has been told a very conservative estimate (and that is the miraculous side of conservative) and always takes more than double.

Finishes need to be confirmed as you’ll need to know lead times for order and delivery.

Thanks Ginorchoc good advice. will ask for a payment schedule and definitely hold back some for snags. Finishes are worrrying me - I am away until 3 days before the build starts so guess I'll be spending my time away online doing some serious research into kitchens, bathrooms and flooring!

Yes, a scope and cost tracker is a great idea. Anything you can do to record a common understanding of the works will help ensure that there are no surprises!

Definitely start thinking if your finishes now. As ginorchoc says there could be long lead times on things like kitchen units.

Also, it’ll take longer than 2 weeks for the extension. Think:
2 days to measure, dig & concrete foundations
Below ground drainage - another day
Two days for the floor slab
Brickwork & Blockwork - at least a week
Roof - another week
Plus windows, doors etc
That’s assuming it’s single storey.
Otherwise you can add more for the first floor, additional brickwork, scaffolding etc...

A 5m extension along the back of the house for a kitchen diner/living area!

Can I be cheeky and ask how much you have been quoted?

My parents used diy kitchens and can highly recommend if you're on a budget

Architect here - perhaps I can add a littler more information to that already provided.

When it comes to finishes, if you desire a certain look / quality, work diligently as early in the process as you can to choose the products, finishes and fittings you wish to see used in your home. Once these are known, the contractor can price accordingly (remember, if you are NOT supplying, then the contractor is going to add a little extra to the cost price, and in both cases they need to price for fitting).

The alternative is accepting the contractors choice of products - I find this to be the riskiest way forward as you cannot guarantee the quality, both in terms of looks and build.

Hope that helps - feel free to give me a shout if you need further help!

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