Could we have our extension built this way?

[Myextensionisgivingmeaheadache]

We’ve been having builders round to quote for our extension - only had one quote so far and it’s just a figure, no breakdown of anything. Helpful! But so far looking very expensive. We have had rough prices from other people of even more, some way less but that was the only actual quote using the construction drawing. I know some could come in cheaper.

However, just been chatting to OH and wondered about hiring all the trades separately ourselves rather than ‘getting a builder in’.

We have zero clue about building so would need to do a lot of research for what needs done when etc and hope the guys were willing to help us out on this but could we do it this way? Issues I can see are communication between trades, harder to price etc.

Thanks

Sounds like an utter nightmare, tbh. Including logistical issues such as finally finding some plasterers who can fit you in the 3rd week of June but all that goes out of the window because the electricians haven't finished their bit yet, meaning you have to cancel the kitchen fitters you had booked for the beginning of July....

Email Federation of Master Builders ... [email protected] ... and ask their advise. Honestly they don't mind.

Also check how to spot an fmb

You’re right BUT we really need to do this the cheapest way we possibly can. Saving money is the top of the list of priorities while also having a quality build (obviously ).

I'd recommend getting a builder who can manage all the trades for you. Projects often overrun and things have to happen in a certain order. Our Builder managed the workflow of our whole extension and it was a godsend. We just wouldn't have had time to be calling each individual tradesman to confirm the correct day to come and wouldn't have had a clue about the order of work that needed to be done. Good luck with the extension!

I was dead against this idea but I spoke with my brother in-law who builds extensions for his job (why does he live so far away 🤦) and he made it sound dead easy- guess it is when you know what your doing.

He said get one builder to build the shell upto first fix electrics. Then it's just like what we've done for rest of our house- eg plastering, flooring, electrics, decorating). Really gave me food for thought and I didn't dismiss the idea anymore.

Obviously would be a longer and more stressful process but all of a sudden didn't sound totally daunting.

We subsequently found a builder that preferred to do the whole job including project managing but definitely wouldn't have dismissed the idea of project managing myself like I did initially

I went through Federation of Master Builders and had a total cowboy contact me. When I had an unrealistic quote, I asked for their membership number and never heard from them again. Be very careful.

I used trades on my previous loft conversion. I am planning to do so again as it saves lots of money. Just read up about it, the housebuilding mags/Haynes manual have lots on info on costings and timings. There's some good websites also.

Finding good tradesmen is half the battle. So this time round I have used an electrician, plumber, plasterers, flooring fitters and handyman just getting the house to a good enough level to move into.

Then when I upgrade the leanto and kitchen I will go to all these people, the ones who proved themselves and also the good ones can recommend bricklayers and roofers that they trust and whom they have worked with before.

It saves probably a third of the cost, which would be the main builders profit.

But research well first and let them know that you know how and when things should be done.

They then don't take the piss,
(especially if you are female)

Also if one turns out to be rubbish, it's less money involved than if your main builder turns out to be rubbish.

Loads of horror stories of builders not completing the work or its not the standard expected even after they had good recommendations.

If this happens you sack them and get someone else to complete that part of the job. You would have paid out less so less money would be lost.

I'm an architect and I got all the trades in separately for our house renovation. It was bloody hard work to co-ordinate and I know what I'm doing.
Doing it on your own house is very stressful because you are so personally invested and it's hard to step back from it.
Basically you could do it, it may or may not save you money (you are more likely to make mistakes or struggle to efficiently co-ordinate things which will cost extra and may wipe out any theoretical savings)
What are builders quoting from? - do you have a set written brief or a set of scale drawings (you can do this if it's a simple design) - if not they could be quoting for wildly different things as there is no single definition of what an extension is or what is needed for it.
What does your specification (what does it include) level can you make it more basic.
What are you extending for and why? can it be achieved in a smaller or cheaper or different way?
Can you strip out things you can do yourself - decorating, tiling and just get them to do the rest.

If you are coordinating it all you will need to make sure you get all the building regulations sign off and inspections rather than asking a main contractor to do this.
Who is responsible for insuring the build and what happens if one tradesmen damages another's work by accident?

That’s quite common here. (Republic of Ireland). Quite a lot of people build their houses this way. It’s known as direct labour. Can be a pain but usually works out less expensive. Just do your homework when choosing them

Don’t forget to make sure that you inform your home insurance provider that you are extending.
When we did our extension last year they sent us a form asking for details. They wanted the name of the builder and also copies of his insurance policies covering public and employer liability and also his professional indemnity.
You will need to ensure that each tradesman you use has proper insurance.

Hi all!

Thank you so much for the replies. So helpful.

Great point about one bad tradesman rather than a bad building firm. That’s something to think about. I’ll definitely need to do a LOT of reading because apart from foundations first I really have no idea what order everything goes in. But if we go down this road then I am willing to learn.

Is it a joiner or a roofer for the roof?

I’d definitely get lots of recommendations for each trade if we do it this way.