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.

@RebelGeek76

Are you have a warm roof on the extension or a cold roof ?

If it’s cold it can’t see how your going to ventilate it enough ?
Condensation can be a real issues on flat roofs.

@HasaDigaEebowai what a nightmare. Can you call the building inspector and ask for advice? Is it possible to refit the windows? Just thinking it might be cheaper than redoing the whole kitchen

thanks for the comments on the % fee. We are going to ask them to project manage but for that, you pay a fee per month rather than the % fee. The % fee is charged for the plans/building regs work/tender management. Am speaking to them today so will have a chat about it.

[quote Chumleymouse]@RebelGeek76

Are you have a warm roof on the extension or a cold roof ?

If it’s cold it can’t see how your going to ventilate it enough ?
Condensation can be a real issues on flat roofs.[/quote]
It's a warm roof so hopefully minimising any condensation/cold bridging issues.

@NewHouseNewMe

We have paid a fixed fee. For those paying a %, are they also PM'ing the build?

Not PMing, but they are administering the contract. That means they're the ones who decide if the builder is allowed to increase costs/charge more for additional work. It's costing a lot for their services but since our builder is a bit of a chancer we will likely recoup a lot of it through additional costs that the architect rejected.

Just to give an example for the above, the builder tried to tack on a random £1200 "Covid Costs" line item to a recent valuation with no further detail. That was a firm No, and it just disappeared. I think I'd have struggled to argue that one if dealing directly with the builder.

A warm roof is definitely better suited to a flat roof 👍

@StrongArm

Did all of you pay your architects a % of the construction costs?

I paid a fixed fee last time but that was a long time ago and apparently % fees are the done thing now!

I paid a fixed fee, £3k for plans and building regs. Ended up being about 4.5k as I asked for a fair few changes, all the party walls etc.

Rebel your pics looks great!

Hasa that’s really unfair that a different inspector has changed the goalposts. Do you have any option of appealing or saying the previous inspector said it would be ok?

We paid a fixed fee to the architect. Never heard of a % fee that seems crazy!

We are away for 10 days and I’m in a panic about what the builders are doing but have a good friend popping in who is keeping them on their toes. For the previous floor/cellar issue we have to put in a small steel so that’s happening by the end of the week. When we get back from holiday we have one month before we move back into the house so need a huge push from everyone

Our extension work started in May. The kitchen is just going in this week....

Garden is ready to start planting out after being completely destroyed when they put new drains in and got all the weird levels sorted.

Electrician coming on Tuesday to start putting the sockets in and oven etc.

We should be able to start moving out of the old kitchen next weekend and then they'll start turning that into utility and tiny downstairs loo. Feel like we can see the end in sight!

Biggest learnings - pay more attention to flooring, as they need to know the depth of the floor covering when screeding floor so the levels match to old bit of house.

Doors are taking forever to turn up - 12 weeks so far since we ordered internal doors and they are are still not here.

Don't expect contractors to talk to each other....you need to keep an eye on things.

Oh and best decision we made probably was using our own kitchen fitter - he's taking the time to make sure it's how we want it. And he's also talking to the plumber and the electrician too....

Hasa that’s really unfair that a different inspector has changed the goalposts. Do you have any option of appealing or saying the previous inspector said it would be ok?

He did say he’d go back and discuss with the first inspector so hopefully that will help. We are also going to get sap calculations done since we’re doing loads of other stuff like super insulating the loft, brand new roof, new boiler, new water cylinder, solar panels etc. We’re praying that we’ll be ok since the kitchen design is currently very symmetrical and this will throw everything off

How much glass do you have @HasaDigaEebowai? I'm worried now because our extension will have a lot of glass. Not a flat roof though if it makes a difference. Is there a % glass above which they want extra measures?

Building control coming next week, then we're done with builders

Next job is to find a carpenter to build fitted wardrobes

How much glass do you have @HasaDigaEebowai? I'm worried now because our extension will have a lot of glass. Not a flat roof though if it makes a difference. Is there a % glass above which they want extra measures?

Yes and its not very much. Your total glass area minus the glass area that you had pre extension can be no more than 25% of your floor area. any more than 25% and its referred to as an overglazed extension and will fail building regs unless you put in place other measures and get formal tests and a SAP certificate confirming that your heat loss is lower than it would be if you'd stuck to the 25%.

Our extension works started this week. There's a big trench in the garden and mud everywhere!! They claim it'll be finished by Christmas but we'll see about that. I'm due 13/12 with my first baby so the pressure is on.

Demolition works start next week while we're on holiday which is good news! The idea of bricks falling while I WFH is not the dream!

We will soon lose our washing machine and downstairs sink so it'll only get more interesting!!!

Nothing has been done on our extension for two weeks now due to issues with sewer pipes. Basically our builder used the wrong type of pipes and now it’s all got to be dug up and redone.

@Terracedtardis

Nothing has been done on our extension for two weeks now due to issues with sewer pipes. Basically our builder used the wrong type of pipes and now it’s all got to be dug up and redone.

God, that's awful. Hope the builder is stumping up the cash for that!

@NatMoz

Our extension works started this week. There's a big trench in the garden and mud everywhere!! They claim it'll be finished by Christmas but we'll see about that. I'm due 13/12 with my first baby so the pressure is on.

Demolition works start next week while we're on holiday which is good news! The idea of bricks falling while I WFH is not the dream!

We will soon lose our washing machine and downstairs sink so it'll only get more interesting!!!

Congrats on the pregnancy.

We too won't have washing machines or sinks, so interested to hear how you get on.

My build is not due to start until January. So jealous of those who have started. I'm so over this house as it is now. Up until now I could cope as I had to keep things as nice as possible, but now I'm like, 'can't be arsed to clean the shower screen, it will be smashed up in 5 months', 'want to draw on the wall kid? Crack on, it won't exist soon'. Not great really as we still need to live here.

I've just started today posting a daily picture of the shiteness of the house each day as a kind of cathartic letting go of the horribleness and a fun thing to look back on. Today's was a picture of the only working shower, a tiny 65cm2 cubicle with a milky coffee colour shower tray. The tiles inside are half painted cream. I say half painted, what I mean is the people selling us the house decided to cover the old fashioned floral tiles with paint which now flecks of each shower so you end up with paint deposits lodged in all manner of places upon ones person.

128 days.....

We’re mid-build, started in April.
Feels never ending atm.

I have to remind myself what has been achieved:
Foundations
Block and beam subfloor
Old rear extension demolished
Steels in place
Roof joists in
Noggins started - many still to go

Kitchen planned tentatively

Various changes made as we’ve gone along 🙄

But … still living with a temp mdf wall across the back of the original house 2.5yrs later.
Front room has table & chairs, f/f and chest freezer & random sofas with no home. Plus other crap with no home.

Living room has no natural light, hasn’t since the wall went up.

Kitchen is sliding into decline as no point fixing anything.

Downstairs loo decommissioned, meant to be temp but old pipes disintegrated so not going to be put back into service.

Sometimes it’s relentless!

Have desicded to put the kids in childcare on Tuesday so I can sort out eaves storage and get on with the mist coat

@Terracedtardis that’s awful!! Is it getting resolved?

We’re going to be home from
Holiday and I’m so nervous about what we’ll find. The good thing is the kids are back to school on Thursday so I can be at the house everyday making sure they are cracking on.

Kitchen installer is coming for a pre-fit on Friday evening so we need to at least have the bones of that bit done

Terraced tardis - that is terrible, I hope it can be resolved asap and become an interesting story for the future!

Callmejudith - I couldn’t face going away and things happening without me, too much of a control freak I guess. Keep thinking we’ll get away at some point when this is all over!

Working on demolishing our old climbing frame today, rather than pay the builders extra days to do it, hoping to rope the teens in to help 🤞

Old climbing frame defeated 💪 it had done it’s time and been worked hard over the last 12ish years.

Teens and Dh helped; all bits in the skip or in a scrap metal pile ready for collection.

Not building specifically but all part of the overall improvement work.

The grass needs cutting then we can measure and decide on a replacement monkey bars set or not.

Meanwhile the builders can hopefully crack on with the new roof tomorrow.