Extensions.... I need a hand.

[Fritilleries]

What are the steps? I have contacted builders but they can't quote as don't have plans. I know what i want but how do I get it??

We contacted an architect first (Sept 2021).
They drew up plans & engaged a structural engineer for the steels.
They also handled the planning application.
Once planning was approved (Nov 2021), we approached half a dozen builders for quotes. Managed to get quotes out of three of them by Jan 2022.
Started the work a few weeks ago.

Thanks.

As above. Architect to draw up plans, apply for planning. Once received, structural engineers and building control. Expect to spend around 4k in all. Then you can go to quote.

We approach 6 builders and got 1 quote back. They’re so busy right now they’re not interested in the work!

If you know what you want then an architectural designer will be cheaper

@TheGlitterati

As above. Architect to draw up plans, apply for planning. Once received, structural engineers and building control. Expect to spend around 4k in all. Then you can go to quote.

We approach 6 builders and got 1 quote back. They’re so busy right now they’re not interested in the work!

Thought most works don't need planning anymore cos regs were changed? Are architect drawings mandatory? 4k on what exactly?

Depends what you want, the size etc. i definitely needed planning for mine.

Architect fees, local authority planning fees, structural engineer fees, building control fees… nothing comes for free!

@TheGlitterati

Depends what you want, the size etc. i definitely needed planning for mine.

Architect fees, local authority planning fees, structural engineer fees, building control fees… nothing comes for free!

I'm confused. Fees for structural engineer? Do the builders not sort that out?

As @TheGlitterati says
We had to get architectural drawings done and then submitted for planning, then pay planning and building control fees to the council, then pay for structural engineering drawings. £5k before any construction work even started.

No. The builders build based on the structural engineers calculations and guidance. They can’t quote without that as otherwise they don’t know where beams need to be etc.

They rely on the SE as does building control. Building control will be on site regularly checking the builders are doing what the SE says!

Don't forget party wall surveyor(s) if that applies to you. We also had to get a buildover agreement from the water company which involved getting a drain survey. Lots of admin to do before the builder arrives!

OP, you sound like me haha! I've been on a sharp learning curve the last couple of months - it's been mind-boggling!

We are currently in the processing of buying a house but will be doing a substantial extension immediately.

Not everyone needs a structural engineer and an architect. If the extension you are doing is within permitted development limits you don't need to ask for planning permission and you probably won't need an architect.

Are you clear about what you want and is it a complicated build? How far are you looking to extend?

You need a nice friendly builder who will work with you without an architect (unless the work you want done warrants one). What part of the country are you in? I put an ad on one of those building portal sites and I got some great replies. I picked our builder from there and he's been amazingly helpful in the planning process.

My husband did the plans for ours, and we then got 3 quotes. We then went through planning, tweaked it and got a friend (architect) to do the final schematic and stress calcs/structural engineering part. Dh could technically have done it, but we wanted someone extra.

This to-ing and fro-ing took a few months, then we agreed a start date with builder.

You need some sort of drawings and a specification for the work you want from the builders if you are going to get accurate comparable prices from them.

For this you need someone - an architect or architectural technician/designer - to draw up the plans, unless you can do it yourself.

The other option would be to contract with a building firm in a "design and build" basis. An advantage is that the builder and designer might work more closely together under this sort of arrangement. The disadvantages include that it is less easy to compare prices and that most builders don't offer this.

Whichever way you go, a structural engineer will need to be involved in designing any aspect of the build which isn't completely "standard", usually steel beams over any large openings, but potentially also any unusual arrangements of foundations, steel columns, floors with unusually long spans, etc. etc. Your architect or designer will usually be able to recommend an engineer they are used to working with.