Not sure where to start (house renovation)

[Cindy87]

We are saving hard and have a rough idea of what needs doing but have reached a point where we want an actual plan.

First, we need a close approximation of cost and also a more exact idea of the work itself.

Our initial idea is:

• have the porch re-done as part of a ground floor side extension to include a downstairs toilet. Would love a separate utility area but not sure if there is space, need a professional opinion.

• get rid of conservatory and extend out the back to make kitchen/diner larger with bifold doors to garden. Thinking this would also be ground floor only. Would obviously mean a new kitchen.

-loft conversion for extra bedroom and bathroom.

Would the next step be to get a building company in to quote? We could still be 5 years off of getting started depending on cost so not sure it is fair to do this at this point. Or do we need an architect to draw up plans and, if so, how much would this cost? At what point do we seek planning permission (if needed) and how long does that normally take? Can we do that sooner rather than later or does it expire after a certain amount of time?

Thanks in advance for any advice anyone can offer!

Sorry - not sure what happened to my paragraphs!!

Should also add I am in the UK.

Start with someone to draw up plans should be about £1500 plus planning fees when you are ready

You should be able once you have drawings to work out a basic schedule of works for each individual project , it will be more efficient for a builder to do the whole lot in one go but you need to balance this against how that works for you if you are living there

Budget around £2k per square m for a basic fit out

You would need to activate pp within a specified timeframe (2 or 3 years?) , even if you just lay foundations or do one part of a bigger project otherwise it lapses and you need to reapply. You might find you can do some within Permitted Development especially if you are replacing existing structure. It all needs Buildings Regulations approval though.

Thank you both!

Someone to draw up plans: are these plans needed for PP? Also, would they be able to cost it or would I need a separate company for that?

Really helpful advice so far, thank you

An architect will do plans which can be used for pp, costs are from builders as tender. It sounds like it’s too soon for that though, building costs could change hugely in 5 years.

I think you probably need an idea first of all about the cost - that will determine how soon you can actually do the work. Normally planning permission lasts for 3 years (so you need to start the work within 3 years of permission being granted) so it may be premature to start the planning process if you're still 5 years off.

If you're fairly sure about what you want (have any houses in your road done something similar? Can you look at your local council's planning page online to have a look at planning applications made by your neighbours / locally) then get a reputable builder road, describe what you're thinking off and get a rough quote. Some will give you a ballpark figure (you'll need drawings for them to give an accurate quote).

If you don't know what you want, or would like ideas, then an architect will help give you options. That will probably be about £1500-£2000 but will be worth it. They'll draw up the drawings too for planning permission.

That's the thing, depending on cost it could be 1 year, could be 5. Sounds like step 1 is an architect. Thank you all!