Modular/prefab extension?

[SpidersAreShitheads]

There has been lots of threads on here recently about rising costs of extensions/building materials.

We've been caught by this too, but we have other complications (DM isn't very well and might struggle with 6 months+ building work).

Just browsing the renovations group on FB and the idea of modular extensions caught my eye. Delving further into it, there seems to be lots of people who have had it done who are really pleased with the result.

Most of the work is done off-site and it's about two weeks work at your house. Brick-clad exterior to match main house and rated A for energy efficiency - which given the soaring energy costs could be really helpful!

We won't be selling for years - probably two decades or more - so I'm not too fussed about whether it could put buyers off.

Has anyone here had a modular/prefabricated extension - if so, what was your experience? And do you have any companies to recommend/avoid? Vita Modular and EazyBase are two that seem pretty good....?

Oh no. I'm so sorry OP, sounds like you've really been through a rough spot (or rather several). Fingers crossed everything starts to get better soon and everyone is back on the mend.

So kind of you to take time out of your day to post updates, I know you've got a lot of other things on your plate.

The extension looks absolutely fantastic.

Looks like I'm going ahead with mine through OffPod too. Got awhile to wait before work starts but the fact they take care of absolutely everything makes it feel a bit less stressful.

Good luck with getting the kitchen done. You'll have to start a whole new kitchen design thread!

So the above has all been re the main house extension, OffPOD are now working on Mum's annexe. This was always going to be a pain in the arse because there was some shoddy old building work done, and concerns about the roof.

DM's annexe is a lot smaller (she has a lot more more space inside, this is just extending and changing the flow). The annexe extension is also an asymmetrical shape and some of it means working in very cramped spaces to get the framework up. DM was adamant that she didn't want her annexe too big as she struggles with moving around large spaces. She has a separate side garden (which is really quite large) and could easily have accommodated a big extension but she refused point blank to consider more space 🤷‍♀️

Her extension is going to be mainly a kitchen, and a second toilet.

The rain has slowed things down a lot as they can't do the inside until the roof is on, and they needed a two day window for the membrane to cure. And they couldn't do the roof right away as they had to take care of some issues thrown up by the existing build first. OffPOD have been amazing in sorting out historical issues to make sure it's all safe, secure and leakproof going forward. I think they would have been well within their rights to say "you sort that out first and then we'll come back" - but they haven't.

So right now, we've finally got the roof on the annexe, the first layer of render is on - next week they're doing the boarding, insulation, electrics, and plaster inside. Plus Mum has a knock-through to be done to her existing annexe - that will connect the living room and new kitchen.

I'll add some photos to try and show the weird shape, and where it's up to now.

The roof as it was on Friday, and the first layer of render on the front.

OffPOD basically replaced most of the roof of the existing annexe because it would give a better finish and meant that the annexe could be attached securely without worrying about leaks (that wasn't in the original budget so they did the extra roofing for free.....!) You can see the extent of the whole annexe area from this aerial view, including the extension that's being added on.

@Polpette - sorry, I was halfway through posting the second bit and got interrupted so didn't realise you'd posted in between!

Thank you so much! I absolutely love it.

How exciting that you're getting yours done too! They've done everything for me - and I have asked Chris some truly stupid questions along the way as I'm a total newbie at this, and he's been great. He sorted out all the building regs stuff, and they've prepped everything for the new kitchen and bathroom installation to make the next step easier.

What I forgot to say before is that I can't get over how warm it is! I don't have any radiators installed out there at the moment, and it's a big space so I'd expect it to be cold. I was walking around in short sleeves the other day and wasn't at all cold. Our traditional builder popped round for something in the evening and even he remarked on how warm it felt out there. So hopefully next winter it will really cut the heating costs (fingers crossed) - and if yours goes ahead, you should notice the same!

I actually have two kitchens to do because DM wants me to sort out all of hers! I honestly don't know what I'm going to do with myself when all this is done 😅

Our planning permission came through in October, and we commissioned OffPOD the same month - our initial build date was the very end of January so it was a bit of a wait, but imo, well worth it.

Sorry, missed the comments on the previous page 🤦🏻‍♀️

Thank you @TheRealKatnissEverdeen and @mmalinky!

Re the mortgages, historically it's been difficult to get a mortgage for anything which is non-standard construction and I wasn't really fussed as I don't plan on moving for a very long time.

However, the issues with non-standard construction really relate back to the old-style prefabs which were made from concrete. They crumble in time and often need underpinning so it's very different from these modular builds.

I believe that mortgage companies are fine with these types of modern modular builds - but as I said earlier, do make sure that whatever company you use is building to a high standard. They're not all the same so make sure you know exactly what you're getting. Someone on this thread earlier has a modular house and had no issues being offered a standard mortgage - @ABitOdd, I think it was you?

Also don't forget it's just an extension rather than the whole house, so from what I understand, there shouldn't be any problems at all.

Having said that, I've been planning a loft extension in a couple of years, and I'm going to ask OffPOD for a quote for that too 😅

Hey @SpidersAreShitheads! How’s the extension going?

I'd love to see what it all looks like now.

Me too!

My old house I owned was not a standard build, timber fram with brick outer to ground floor & wood panelled upper floor & felted roof, I got my mortgage from the Halifax.

Just waiting for updates!!

Any updates @SpidersAreShitheads

Hi, I've so enjoyed reading this thread, thank you! How did it workout in the end?

Hi there, this looks great! Currently about to embark on the same project very nervous! Our garden is sloped so currently digging out 7metres from the house....fun! Not found a lot of companies out there that do modular, have a quote from one at present, another I have concerns over so have knocked them off the list! Will look at offpod. How is everything for you are you happy with the works done? I'm such a panicker! Worrying about the warranty and everything!

Nikkiwick As the OP seems to have disappeared perhaps you could keep us updated on your build or link us to your own new thread. There were several people interested. My daughter and son in law are hoping to start a double storey side extension next year and are wondering if modular is the way to go but are only in the early planning stage.

Oh my goodness, I'm so sorry! For some strange reason I haven't had any notifications at all about this post - I only noticed it just now as it was near the top of the Property board!!

Apologies to @dreamersdown, @PleaseJustText, @dreamonlucid, @TFMinx, @TakeMe2Insanity and @Anteateruk - I didn't see any of your comments on here!!

It's been a really tricky 6 months - DM took a while to get over COVID, and then stepdad was unexpectedly diagnosed with bladder cancer and has had several ops since early July. In the background, we've been getting OffPOD to finish off their part of the job while also putting our existing house on the market.

So the plan always was to get OffPOD to build the extension to the main house and the annexe, and to do the first fix. The equity from my house sale will put in the two kitchens, bathroom and toilet, and do various other bits - such as a woodburning stove, flooring etc.

We are just about to exchange on my house now (hopefully) - and we have our lovely builder on standby waiting to jump in and get started.

So in all honesty, it probably doesn't look much different to the last photos at the moment as internally it's just a plastered shell with a screed floor!

Let me try and find some photos to upload on here showing the finished exterior and where we're up to inside.

So, I think when I last updated the thread the annexe was still being finished. I actually thought I'd updated it after the annexe was done so apologies for that!

I was going to come back and update when the internal work had been done, but didn't realised I'd missed a step!

Here are a few photos of the outside - I don't think these were the final photos as I arranged for Occupational Therapy to come and put in a step and handrail for Mum, plus decorative brick slip was added to the bottom of the annexe (under the bottom overhang) and I don't think that's showing on here. But this gives an idea of the finished effect from outside.

Also, please ignore the scruffy garden. As well as completely remodelling the inside, the garden needs a complete overhaul. It's a good size garden, about 26ft across and 60-70 feet to the rear so there's a lot to be done out there too. That's going to be the job for next spring/summer!

Bugger, missed one!

This is the view where you can just about see the annexe alongside the main extension. The main extension is 26 feet wide, the annexe extension is 12 feet (the part that you can see here) but there's a further 12 feet to the right that's tucked out of view behind the diagonal fence. The main house is a simple rectangular shape but the annexe is asymmetric with a narrow part which is about 6ft x 12 feet which opens out into the kitchen space which is about 12 feet x 9 feet.

Mum has a separate side garden where there's an additional garden office for my stepdad's hobby. Mum wanted a fairly compact annexe so she could get around it easily without always having to use her walker.

We've had the second fix electrics done so Mum is using her kitchen space with freestanding appliances and tables so I can't show you a photo of that right now (she'd be mortified haha!) I promise I will update to show the annexe when the kitchen has been fitted - hopefully before the end of the year.

Here are some photos of the inside of the annexe just after the plastering was finished. It's still wet in these photos, hence the patchiness!

Last set of photos!

As I said, there's nothing really much happened on our extension since I last posted other than we've had the second fix electrics done, and we've also had the floor screeded.

The extension is going to be a kitchen diner which then with the knock-through leads through to the lounge. I know MN doesn't really like open plan living, but it really works for us. Plus, we have separate rooms elsewhere downstairs for a study/little snug (plus a laundry room, utility room, and bathroom) so it's not totally open everywhere.

Pretty much the whole of the downstairs will be remodelled when we're done. We're knocking down some walls, blocking up some doorways, opening up new doorways, and we're also planning on moving the doorway to the lounge.

I've never done any building work before so it's ridiculous going in at the deep end like this, but that's where we are so there's no going back now!

Upstairs needs a new bathroom, new doors on all the bedrooms, and we're boarding the loft. Longer term we'd like to do a loft conversion but that's way in the future for now.

I think we might be finished with all the work by 2030 if we're lucky 😅

We are probably going to be moving in MAYBE next week. If not, definitely the week after. That's when we'll finalise the DIY Kitchens plans so we can order as soon as we complete, and then we'll get started on mist coats in the extension, and stripping walls in the older part of the house.

These are some of the later photos of our extension - the random bits of furniture are lying around as we were trying to visualise different layouts! The lights on the ceiling need to be pushed back in once we've done the mist coat - just in case anyone wonders why they're popped out and looking weird!

Hi @Nikkiwick - how exciting for you!!!! I remember the start of the project and it was just exhilarating waiting to get started! Who do you have in mind to use at the moment? Obvs please don't feel obliged to divulge if you'd rather not! Also, whereabouts are you in the country - anywhere near Gloucestershire?

One thing to bear in mind (which you probably already know, but just in case not....) - each modular company does their construction in different ways. Some of them do everything in a factory and then winch the completed structure into position with a crane, before tying it onto your property. Others build it onsite (like OffPOD).

I was exactly like you, really stressing over who to use. I spent hours agonising over it! But I have to say I'm really pleased with the final result. Our extension feels solid, and you'd never guess that it's a modular build.

I haven't worried about the warranty at all though, tbh. These are built to last and aren't subject to the same kinds of problems as a traditional build. Metal is extremely durable, and they are so well-insulated too. I've heard uncomplimentary things about metal-framed houses but my extension feels just like a regular build.

Things weren't perfect with OffPOD, but that was more to do with them dragging their feet about finishing off the last few bits and pieces and rectifying the snag list. There wasn't any quibbles about them doing it, but they were just incredibly slow. I think what happened was that due to the bad weather they fell behind schedule, and then because the majority of the work had been done they were struggling to fit us in to come back and do the last few bits. Their lead engineer also snapped his achilles and was in a plaster cast. So I would say in all honesty that the service standards really tailed off, but I think that's because they've gotten so busy, they're now stretched too thinly. I was really quite annoyed at times because it was sold to us as a fast build - and it was initially, but the last few bits and pieces (mainly on the annexe) took literally MONTHS to get done and the communication was shit at times. But in terms of the quality of the work, I have no issues. The quality of the build on our extension has been complimented several times by traditional builders and other tradesmen. An electrician and our chimney guy both asked us how much we paid for it, and who did it because they loved how light and airy it feels.

I'm going to be at the house tomorrow - is there anything you wanted to ask about specifically? Or was there anything you wanted a closer look at? I can take photos or videos of any element if it would help? I've spoken to quite a few MNers on the phone now who DM'ed me so if there's anything I can do to help, please just ask! I know when I was looking there were so few example of modular builds out there, and virtually no testimonials, it felt like a huge risk - but I am very happy with the decision I made.

As @MidtoLon suggests please do feel free to upload your own photos, or link to your own thread, whatever you prefer! I put this out there because there's just so little info for folks about modular builds so I think the more we can share, the better!

@MidtoLon, sorry just seen your comment re your DD and SIL - not all modular extensions are suitable for double storey so they would have to check this with the company they wanted to use. But it definitely can be done. The only downside of the modular build is that it's much harder to change the position of doors and windows in the future, but in reality, how often does anyone do that?! I would plump for a modular build if I had to do it again. It's not just the speed and the price, the end result is better, especially for energy efficiency and when screws are used, the build process is much more eco-friendly. Happy to answer any questions for your DD and SIL if it would help!

Oh wow this looks fantastic! I hope you can move in and enjoy soon.

Thanks so much @TakeMe2Insanity 😊😊 There’s a lot to do but I’m really happy with what’s been done - can’t wait to move in!!

We’ve been waiting to exchange for 3 weeks and just found out today that the buyer wants to change his mortgage offer to get a better deal 😫😫😫 Apparently that will only delay things by a couple of weeks so we’ve had to postpone moving and push back the date again. Still hoping to be in for the end of October but it will be cutting it fine….!! I have tradesmen booked for early November - they get booked up over the winter so I had to book them in. If we miss our slot because of the delayed completion I won’t be able to get them back in until March which means a winter of no heating…. !!!

Bloody nightmare process, selling houses!!

Wow I just read this whole thread from start to finish! My mortgage is due next year and the plan was to add onto it to pay for renovations on our house. But as everyone knows prices are crazy high! So was looking into this option. Thank you so much for your detailed responses! From a fellow ADHD’er I fully appreciate your detail !
off to look into this company…I hope all is going well now and house sale all went through ok! Looking forward to seeing more photos when you can !

@SpidersAreShitheads thank you so much for this very thorough thread including your amazing photos, this has really changed my mind and convinced me that modular is the way ahead. You have been very helpful with companies and have saved me hours of research despite me already living and breathing extensions over the last few months. Looking forward to your next set of photos.

Hello @SpidersAreShitheads just wondering is your build all finished now? Would love to see the end result and your final review of a modular extension and the company you used.

Thanks!

Hello @Breilly ! Apologies, I've only just seen this notification!

We ended up undertaking a much larger renovation on the whole house which has meant that the finishing touches on the extension haven't been completed yet. We still need to paint and put flooring down, plus we still haven't unpacked from when we moved in so have boxes everywhere!

Because pretty much every room in the house needed work, everywhere just looks a bit like a building site still. We've got builders knocking down more walls in the annexe and in the next week or so we've got a hall wall coming down, and the living room doorway being moved so it's still very full on!

I'll try and find a photo that is tidy enough to publish to show where we're up to now haha!

Also though, I got OffPOD back in a couple of weeks ago as I noticed a couple of little niggles. Minor things really - I noticed a patch of uneven concrete and I wanted them to check all was OK before I put flooring down, a door was sticking, and we had a query over the placement of the soil pipe they put in.

All credit to them, absolutely no quibble in coming back out to check. They're just finishing off the job that they're on, and then one of the guys who did our work originally is coming back to adjust the door and take a proper look at the soil pipe position. The flooring was fine, I was just being paranoid! I did suspect that might be the case but I'm happier now it's been checked 😅

Mum is happy with her modular annexe extension. She's having tiles/boards put up in her kitchen in the next couple of weeks and then she'll be done. She's delighted with her new shower room and kitchen. You'd never know it wasn't a traditional build.

Again, as she's having walls knocked down and the layout of the old part of the annexe reconfigured, her place is also a dusty tip at the moment! Everything from the rest of the annexe is piled up in her kitchen so photos wouldn't do it justice right now. I'm not sure if I've got a photo of her modular extension before this latest round of building work but I'll have a look for that too.

What I can say for certain is that the modular extensions are bloody toasty warm in the winter! We have a log burner in the old part of the house, but no radiators at all in the extension. We thought we'd need two rads and had pipework put in for both but never got round to installing the radiations. But even in the icy weather, heat from the log burner drifting through from the other room has keep it really warm. And on days when we haven't had the log burner on but the weather was a bit milder, visitors have thought we had the heating on. We're not going to bother with radiators now - we were told that the insulation on this modular build was excellent, and it's proven to be the case.

I'll try and find some photos and I'll be back!