Is there a 2021 extension thread?

[Yellownotblue]

Just that really, I found it very informative (and exhilarating and at times heart breaking!) to read the 2020 extension threads. I couldn’t find a 2021 extension thread. Please can you direct me, or if there isn’t one, let’s start it! All welcome.

As for us - we’re awaiting PP for our extension and our architect said the work might start as early as March (ha! I’ll believe it when I see it). It’s a large extension and we will need to move out for about 9 months so I’m a bit flustered at the thought of moving out in 7 weeks’ time. We’re extending over the garage, in the garden and in the loft, and doing a shedload of other stuff from electrics to roofing and redecorating everything. We’re in SW London.

The pre build is so painfully SLOW. I never realised before. Although part of ours can be done under PD we need a party wall agreement and the landowner on the other side has appointed their own surveyor. So they are coming to view in 2 weeks time. In the interim I need CAD drawings to get detailed proper quotes and the architect is nowhere to be seen. I’m not sure I’m very happy with him at the minute if I’m honest, but I just want the plans now so we can move things forward. I think we also need a structural engineer to look at support for the roof lantern and beyond architect saying he would speak to him I’ve not heard about that either. I would have liked to have got things started this year, I’m not holding my breath now.

Don’t rain it is so slow!

We’ve had a painful slow start to ours. Day one disaster of no skip so builder said he couldn’t come and delayed until today. Skip came and then builder turned up but doesn’t seem to have done much rather than putting down floor protector. Not sure why we had to wait for the skip when it’s still empty! I’ve told them I want a meeting tomorrow morning when we’ll go over the plan for the build and I want a day by day for the next two weeks. I have a feeling I’m going to have to be super on it.

Our pre build stage has dragged on since last September! I can’t believe it’s been 10 months since we appointed architects and we haven’t gone to tender yet. It’s excruciatingly slow. Meanwhile with concrete, timber and steel shortages we’ve been advised to be “flexible” on our start date. So even though we’ve got planning permission, structural drawings and party wall awards in place, it will likely be months before we actually start.

I was hoping to do Christmas 2021 in the new house. Now it looks like Christmas 2023!

I’m trying to stay zen, but this is very frustrating.

It’s so painful.

@yellownotblue We appointed our architect in October 2020, planning granted in March and now getting quotes in from builders. Start dates vary from September this year to March next year.

Had another builder out today. Not entirely sure on this one. He gave us an estimate based on the plans a few weeks back (miles below our current single quote). Came out today to discuss further. My main concern is he doesn't work to milestone payments, so we agree a cost, which is then divided by 12 weeks. His crew come in, basically rip the place apart and rebuild it all at the same time (extension and existing house refurb). He is adamant there wont be delays as his guys can be working on something, that windows/doors are only taken 7 weeks etc. so doesn't see any supply issues pushing the timescales back. He is highly recommended locally, and his quality looks good. He is also a really nice chap so think we could work with him no problem. His quote includes hand built kitchen units with worktops too (only fits Howdens kitchens, no one else).

From a practical point of view, we really need to stay in the house ideally (no short term lets or family nearby, and have a cat we don't want in a cattery), and he was adamant this wasn't possible (but other builder see it as no issue), so need to look at adding a caravan onto the cost if we go with this one and live in it on the driveway. I also cant see how supply issues wont delay the project.

Has anyone worked with a builder paying a set amount weekly? To me, he has no skin in the game and the risk lies with us and relies on a huge amount of trust. To be honest, writing this, I think I have talked myself out of using him, but need to get all quotes in first to make an informed choice. 3rd builder coming tomorrow. 2nd building out quoting.

This stage is way more stressful than I thought it was going to be!

@sewfrickinamazeballs we are paying a set amount every week for our builder. I have no idea if that’s the norm?! He is brilliant. We have used him before and know plenty of people that have used him in the mean time. They have turned up on time every day and the progress is amazing. We chose him partly because we have used him before and because we trust him and his team entirely.

I just had to scroll on back through 400+ messages after catching up on this thread to remind myself when I last posted which was way back in January. I'm pleased to say that we're currently 4 weeks into our single storey extension. We started getting quotes in towards the end of last year after we had planning approved, at the time I thought these were high, but getting new quotes from March onwards was eye-opening and eye-watering at the same time. Due to spiralling costs we decided to just get the shell done by the builder and do a lot of the interior ourselves and getting trades in (electrics, plumbing, plastering) as and when needed, the quotes we had for just the shell were just as much as full contractor quotes (to 2nd fix) - if we were lucky to even get quotes back!

Anyway fast-forward to the present and we decided to go with the builder my brother-in-law recommended but he doesn't do roofing so we're having to find someone else to do this (we thought this would be easy to sort - how naïve!). Touch wood, we've been so lucky as even though he's fairly young, him and his 2 lads are such hard workers and don't cut corners. Our architect had to pop round last week as we had to sort a build over agreement for the sewers we found when digging foundations, he was very impressed with builder and I think even our Building Control inspector has a soft spot for him as she's known to be quite tough but she's been like putty in his hands so far!

We're just at dpc level and concrete slab is to be poured tomorrow, and hoping after that the walls will go up pretty fast. Possibly another 2 weeks and then the rest of the build is in our hands. We struggled getting quotes from roofers and the only one we had was a lot more than we hoped, am guessing rising timber costs factored into this so my partner is now doing this himself. He works in construction but for big massive commercial builds so hasn’t really done much DIY but I have every confidence in him! Been without our kitchen from day 1 as we’re rebuilding and adding onto an existing extension, got a mini kitchen set-up in our front room and our Ninja Foodi has been a saviour. Our 2 year old DD is totally unphased by it all, but with this lovely weather its been hard not having access to our garden for her to run around in and play, but thankfully she has been able to a little the last few days now that the trenches have been filled but we still have a big hole in the garden for soakaway and it’s a massive obstacle course to even get there but it’s a win.

Ready to hit the button on our DIY kitchen order after double checking measurements and stressing over losing some of our ceiling height because our new beam is going to be deeper than the current one! Hoping to also order bifolds and roof lantern next week once we're able to confirm opening for bifolds once walls are up - just got to find someone to fit them, partner is happy to fit lantern but not bifolds, again struggling to get quotes and most fitters I've spoken to will only fit the products they supply.

@Sewfrickinamazeballs would definitely go with your gut on your builder, sounds like you weren't too sure. Our builder has broken ours down into 5 staged payments which we were happy with, I think I'd be wary of paying for work that has yet to be completed if paying weekly. Based on the current supply/demand issues I doubt many builders would say they were confident there would be no supply issues or delays unless they had a crystal ball! We've had a few delays and supply issues already but have been able to work around them by working on other jobs, but I guess as your reno is fairly extensive then your builder can likely do the same, I'm guessing that's why he's also suggested you moving out which will make it easier for him to move around onto other jobs. Hope you've managed to get other quotes in too.

We took such a gamble with ours as all the other builders that came recommended to us didn't even come back to us with their quotes even after chasing them for it. We only had to wait 2 months for him to start as he said he had a slot end of June, was a little wary as most builders were fully booked for at least 6 months but we really just went with our gut and he'd got really good reviews via Check A Trade etc. He's said he's now having to turn work down and is fully booked for the rest of the year so we were really lucky with timing.

You are all flying along with your projects! We’re still waiting on a plans from our architect.
@RebelGeek76 when you say eye watering what kind of price difference are you talking?
We’ve got £70K for a single story 18m2 rear extension and a little en-suite on the first floor but am feeling slightly horrified that this isn’t going to even touch the sides now 😣

@LATBOTG

You are all flying along with your projects! We’re still waiting on a plans from our architect. *@RebelGeek76* when you say eye watering what kind of price difference are you talking? We’ve got £70K for a single story 18m2 rear extension and a little en-suite on the first floor but am feeling slightly horrified that this isn’t going to even touch the sides now 😣

If I was you, I would take your initial plans to a builder when you have them. Architects are rubbish at designing to cost, and especially within the current climate.

We gave our architect a budget of £150k and the quotes are so far £225k and £200, and we need to add kitchen, utility, bathrooms and flooring on top of this.

@LATBOTG

You are all flying along with your projects! We’re still waiting on a plans from our architect. *@RebelGeek76* when you say eye watering what kind of price difference are you talking? We’ve got £70K for a single story 18m2 rear extension and a little en-suite on the first floor but am feeling slightly horrified that this isn’t going to even touch the sides now 😣

@LATBOTG before we got architect on board we asked a builder around for a ballpark quote to give us an idea and he came back with £40k (plus VAT) for a 28m2 rear extension (just to 2nd fix) and we thought £1.5k per m2 would be reasonable for West Midlands. Our initial quotes last year ranged between £48-72k (inc VAT) which didn't include flooring, kitchen, and decorating. Our shell-only costs were coming in between £28-77k so some crazy variances! Our builder had quoted £23k without roof which we felt was reasonable and as he's under the VAT threshold it's saved us loads. We had budgeted about £60k to include final finish and hoping we're able to achieve that. Apologies to most of you on this thread as seeing that most of you are spending in excess of £100k is incredible, for us it just wouldn't be worth it as we bought our house for £330k 2 years ago and that was pretty much the ceiling price on our road at the time.

I would say £70k seems reasonable for 18m2 - but would be prepared to be looking up to £90k depending on where you are in the country. I think if we'd had gone for a main contractor doing everything to 2nd fix, it would have been about £70-85k all in.

@RebelGeek76 thank you. It sounds like we’re doing similar sized things. Our house was also £330 at the ceiling price of the road!
We spoke to a builder back in September last year and he suggested £65 to shell but I understand prices have gone even more bonkers since then.
Ultimately we need to space and can’t afford to move to somewhere with the space so we better get saving harder! Anyone got one of those money trees?

@Sewfrickinamazeballs that’s really helpful. I’m praying our architect is sensible. We had discussions around max budget, ceiling price of house, uncertain times… hopefully he’ll have listened to some of this!

Also in need of a money tree here! Going to end up with a lot more on credit than I wanted.

Ended up losing it with the builder this week, the communication is diabolical. 14 days in and I've spent countless hours waiting for them to show up. I told the lead guy they are dangerously close to being in breach of the contract. He was mortified so I'm really hoping a kick up the arse will resolve this moving forward.

Footings are now all dug out (MASSIVE holes) and concrete goes in on Monday. Then we can start with some nice new walls. Difficult neighbours are actually being ok which is great.

@Callmejudith

Also in need of a money tree here! Going to end up with a lot more on credit than I wanted.

Ended up losing it with the builder this week, the communication is diabolical. 14 days in and I've spent countless hours waiting for them to show up. I told the lead guy they are dangerously close to being in breach of the contract. He was mortified so I'm really hoping a kick up the arse will resolve this moving forward.

Footings are now all dug out (MASSIVE holes) and concrete goes in on Monday. Then we can start with some nice new walls. Difficult neighbours are actually being ok which is great.

Sounds like a nightmare. Are you paying them by stages? I wonder if they are still finishing up a previous job due to supply issues?

Yes by stages thank goodness, otherwise I'd be really worried.

We went in yesterday and were very pleased to see the old disgusting kitchen had been completely ripped out and one of the new internal walls was going up.

New issue is to do with pipes. The (drainage?) manhole pipe turned out to be the original clay victorian one which are now extremely hard to get. We have to have permission from Thames Water to go with a plastic one. Building control said it was fine so hopefully it should be be a simple yes from Thames Water

So glad to see this thread. We're starting our building works at the end of August. It's a refurbishment, with new windows and doors, new staircase, new kitchen and utility, 3 new bathrooms and new cloakroom. We're upgrading plumbing and electrics and I need to add in joinery too.

Bit late in the day to realise that I'm just not happy with undertaking such big works. I'm finding it totally overwhelming and could cry at how much I need to think about!!

On the one hand, we've got the builder managing everything and we're moving into Airbnb. On the other hand, it's an incredible amount of money and I'm now having to decide everything to make sure it's all on site for when the guys start work.

Also there are things creeping in, which I haven't budgeted for (e.g. removals to pack and store our furniture and belongings so that house is empty!!

I want to run away!!!

Thanks for reading my first world problems. I know I'm being ridiculous 🤦🏼‍♀️

@PoshWatchShitShoes how long are you moving out for?
I felt exactly the same before we started but now we’re into it I feel much better. Loads and loads of lists helped me

Hi @Callmejudith - the work is supposed to take 10-12 weeks.

We're at PIL holiday house for week 1, then Airbnb booked for 8 weeks. I'll need to extend it, as just realised that my plan to stay at PIL's house for a couple of weeks at the end won't work, as it's too far for DC school!!

Thanks for your message. I've got lots of lists in my head, which I think is why it feels overwhelming.

Are you nearly finished with yours?

I ended up having a little notepad on my bedside table because I was having a lot of anxious dreams about it and it helped to jot things down. I took the notepad everywhere with me.

Yes we are 12 weeks too. We are in an AirBNB until 30 September and the building contract says they'll finish 1 October....I think we will probably be at the stage then of having a finished build but the kitchen will go in the following week.

We are 3 weeks in and it's been tough - my strongest advice would be to get a really clear outline of what's happening each week from the builder otherwise it sometimes looks like absolutely nothing is happening.

When I am feeling really stressed I go up to the Wren showroom and stroke the workshops and think of the end result.

Concrete is going in the footings tomorrow whoop

I think if they can guarantee they will be finished in 3 months I would definitely go for this!
My build was meant to take 3 months and now has dragged on for 5 months. It has been so stressful due to them not turning up and delays on materials etc.
I would agree that you will pay them weekly if they turn up every day & work 8-4pm. If they can’t work due to delays or illness then agree that you won’t pay them

@Callmejudith

I ended up having a little notepad on my bedside table because I was having a lot of anxious dreams about it and it helped to jot things down. I took the notepad everywhere with me.

Yes we are 12 weeks too. We are in an AirBNB until 30 September and the building contract says they'll finish 1 October....I think we will probably be at the stage then of having a finished build but the kitchen will go in the following week.

We are 3 weeks in and it's been tough - my strongest advice would be to get a really clear outline of what's happening each week from the builder otherwise it sometimes looks like absolutely nothing is happening.

When I am feeling really stressed I go up to the Wren showroom and stroke the workshops and think of the end result.

A notepad is a great idea. We aren't due to start until January and already having sleepless nights with the amount of stuff going through my head!

Chosen a builder. Woop! It was the first one who quoted. We had to lose some minor details from the quote to bring it down a bit but pleased with our choice. Has meant we have had to borrow some money from the mortgage company which we hoped to avoid but this means we can have everything done and finished in one go. Start date 4th Jan!