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.

@Coldandcross we have gone with a company called NewWave who fit the slide and swing doors, rather than pure sliders. I saw this company/these doors a few years ago at the Ideal Home Exhibition. They will work so much better for our space than bifolds.

Very excited as our extension which we have been postponing for yonks has started - just diggers and deep muddy holes in the ground at the moment but it's a start!

@CaurnieBred oh yes I saw those doors at ideal home too! They are so nice, unfortunately won’t work with our space, but such a great system!

Just following on on one of my earlier posts - if anyone is thinking about some works then feel free to drop me a PM and I'll see what I can do for you. All free so I can gain further practical experience

We're in gathering quotes stage and with ball-park figures from architect trying to figure out how much we can spend on the kitchen! Booked in with Karen Oneplan in March!

Has anyone got a template for a budget spreadsheet I could possibly steal?

I am hoping some of the enthusiastic and sorted types in this thread might venture an opinion on which option we should actually go for here... Have attempted diagrams!

Option A is our baseline, we've been quoted by builder no.1 £9k to do the toilet and fuse box and steel. Another £6k for flat roof with skylight. By builder no.2 £5k for the loo.

Option B we've been quoted (by builder 2) £34k plus the £5k for moving the toilet and fuse box.

Option C was a wildcard thrown in by builder 2 because he said cheaper more like £25k, plus the £5k then the toilet & fuses.

The main point of this is to let more light into the dining area (no natural light at the mo), let more light into the room labelled as snug /study (no windows), and do something about the freezing/boiling conservatory that is a waste at the mo. We plan on staying here 10yrs. Could be longer if can cope when kids are teenagers (ds box room could be limiting factor). An office space would be a bonus, I am home based. At mo I work in ds box room or living room. C gives an office but makes the snug v narrow. B seems to really add up more than I thought.

Wondering how much to spend, we an add a bit of value but not masses, maybe £20-30k til ceiling value of a mid terrace ex council house here.

We are only on day four but every day so far seems to bring some kind of unforeseen problem

• is this normal?? Today it’s the position of the sewer from our house which isn’t where anyone expected so will need to be moved..

@sst1234, many apologies for the delay, we had all sorts of hold ups with planning and concept design (all for good reasons and to be honest I expected delays to occur at this stage).

Our project is pretty big - we’re adding close to 100 square metres and also building a large insulated garden room. All in I reckon it’s going to cost close to 500k. This is inclusive of everything - fees, VAT, kitchen, three new bathrooms, new staircases, new electrics and plumbing, complete redecorating, lots of glazing, garden landscaping etc. It’s pretty steep 😱 but we’re only planning to do this once.

I’m still hopeful we’re going to get the green light in March and hopefully start with builders in April/May. Fingers crossed! It is important for us that we move quickly as we’re hoping to have my in laws with us, they live abroad and they need care. So we’re keen to get the house ready for them (and ourselves of course).

@peachpearplum01 Sounds normal to me! We've just learnt that all our internal walls are hovering - they were built on 4x2 resting on the bare earth, and the wood rotted away decades ago...

Good thing we were digging up the floors anyway!

@UnconsideredTrifles wow hovering walls! good to know it’s not just us then....

It always looks as though they work fast at the start! In honesty they do continue to work as hard but the visible progress begins to look slower than it really is, just so you're forewarned ;)

@LittleOverwhelmed it's all good. As long as they don't find someone under the patio lol
It's just the combo of visible change plus your eagerness will make it look like they're working slower but usually they're going just as fast. I still turned up most days to see progress though!

@peachpearplum01 hopefully all the problems are at the start and it gets better from here on in.
I'm an architect and I planned ours to the nth degree but couldn't do anything about the diggers breaking down which will have a knock on effect (JCB & the hire company have been crap frankly) as even if they could get us replacement digger it's stuck in the way so they can't dig the final bit of foundation or the electrical trench. 😡

Damp course slab went down today after a week of no progress due to snow but, given forecast, may not have brickie back until Friday. Winter building is such a slow process

I’d be interested in costs for a mid-range spec single story extension. The house is a 1930s semi and I’m looking at extending across the back of the house. Will probably use the existing window for the opening rather than open up the whole of the back. Anyone done something similar?

Hello! Our planning permission has gone in for consideration this week

I just have a few questions to see if it looks like we're doing things right:

1. Structural engineer has been recommended by the builder we want to use. I guess he'll come and do some more detailed drawings for the builders to work from? Architect has done initial plans and planning application for us. Does that sound right?

1. Builder has been recommended by a friend and the most informative and helpful of all the builders we contacted for estimates. He will project manage the build, so I guess this means he will source all the different trades, solve any problems that pop up - a lot of stress off our hands? I also twigged last night that this might be why he says they can start soonish, because he doesn't have a dedicated team of builders to us and will just source and manage who is available? I don't know , that's just an assumption I will ask him about.

2a. Builder has zero social media presence but as I say, friend recommended and he has offered to take us to past jobs, sent us loads of photos of past projects etc, been the most helpful and my instincts feel good about him. Any thoughts?

1. Should we move out?? 6 month project apparently and I guess if we move out it will be smoother/quicker.

1. We are semi detached and attached neighbours don't seem concerned about the disruption. Other side is vacant at the mo as being sold. Want to get the project done ASAP of course, also because we want our final babe so how have delays been during covid? I'm assuming no one wants to build while everyone has nowhere to escape to, so I thought there'd be a huge waiting list for builds but maybe not.

It's a big project, basically doubling our footprint. Converting double garage to kitchen/diner, 2 beds upstairs, moving stairs and bathroom. We haven't done anything like this before, only added a conservatory onto our last house! So completely clueless. My parents did an enormous extension right over my A Levels so I know how disruptive it can be

[quote Yellownotblue]@sst1234, many apologies for the delay, we had all sorts of hold ups with planning and concept design (all for good reasons and to be honest I expected delays to occur at this stage).

Our project is pretty big - we’re adding close to 100 square metres and also building a large insulated garden room. All in I reckon it’s going to cost close to 500k. This is inclusive of everything - fees, VAT, kitchen, three new bathrooms, new staircases, new electrics and plumbing, complete redecorating, lots of glazing, garden landscaping etc. It’s pretty steep 😱 but we’re only planning to do this once.

I’m still hopeful we’re going to get the green light in March and hopefully start with builders in April/May. Fingers crossed! It is important for us that we move quickly as we’re hoping to have my in laws with us, they live abroad and they need care. So we’re keen to get the house ready for them (and ourselves of course).[/quote]
Wowwww that sounds like such an exciting project!!!

@Mallowmarshmallow

I'd love to be a bona fide member of this group. We had a single storey approx 12m squared extension several years ago and are looking to build on top to accommodate a bathroom and enlarge the smallest bedroom. We haven't yet engaged an architect/surveyor but considered it at several points during last year.

Is anyone here having a timber framed extension? We're wondering if that might be a more cost effective way to achieve it,

@Mallowmarshmallow, for your first floor extension, do you have an idea of costs and how much your looking to spend?

@PolarnOPirate

Hello! Our planning permission has gone in for consideration this week

I just have a few questions to see if it looks like we're doing things right:

1. Structural engineer has been recommended by the builder we want to use. I guess he'll come and do some more detailed drawings for the builders to work from? Architect has done initial plans and planning application for us. Does that sound right?

1. Builder has been recommended by a friend and the most informative and helpful of all the builders we contacted for estimates. He will project manage the build, so I guess this means he will source all the different trades, solve any problems that pop up - a lot of stress off our hands? I also twigged last night that this might be why he says they can start soonish, because he doesn't have a dedicated team of builders to us and will just source and manage who is available? I don't know , that's just an assumption I will ask him about.

2a. Builder has zero social media presence but as I say, friend recommended and he has offered to take us to past jobs, sent us loads of photos of past projects etc, been the most helpful and my instincts feel good about him. Any thoughts?

1. Should we move out?? 6 month project apparently and I guess if we move out it will be smoother/quicker.

1. We are semi detached and attached neighbours don't seem concerned about the disruption. Other side is vacant at the mo as being sold. Want to get the project done ASAP of course, also because we want our final babe so how have delays been during covid? I'm assuming no one wants to build while everyone has nowhere to escape to, so I thought there'd be a huge waiting list for builds but maybe not.

It's a big project, basically doubling our footprint. Converting double garage to kitchen/diner, 2 beds upstairs, moving stairs and bathroom. We haven't done anything like this before, only added a conservatory onto our last house! So completely clueless. My parents did an enormous extension right over my A Levels so I know how disruptive it can be

1. Yes. Architect should also be producing the BR drawings that the builder requires.
2. Again yes. Usually they have a core team and supplement it with trades as required. This doesn't mean you take your eye off the ball however! Keep a careful watch over what's happening

2a. Doesn't mean an awful lot to be honest

1. Yes but only if it works for your family.Sounds like a big project so I would recommend not being there!
2. Delays are fits and starts but the supply chain is pretty normalised currently if a little slower than normal. Brexit may have more of an impact but we just don;t know. Your builder should be on top of this one.

It starts as exciting, becomes a ballache and then it's done and you move in :)

@Loofah01 that’s all really reassuring, thanks very much!! Yes I am half excited and half dreading it to be honest 😄

@Loofah01
Structural engineer usually just does calculations and sketch details for structural elements (foundations and steels) to satisfy building regs.
Construction drawings are usually produced by the architect but you or your builder (depending on how you've originally appointed them) will have had to engage them for this stage - it's not an automatic given, you will need to check the letter/form of appointment and so may attract another fee. It depends what you've agreed in the appointment.
Some builders will work without construction drawings but it's harder to satisfy BRegs and ensure you are actually getting what you want. The drawings usually form part of your contract documents to make sure everything is clear. Without them it makes it harder to ensure everything is as agreed.