Rear Single Storey Extension

[Toooldtoworry]

Is anyone else considering one, or recently had one done?

We've got the architect coming out today to measure up in readiness for his plans to submit to building control, and we know what we want to do. Just wondered if anyone has any tips.

For reference we currently have the kitchen at the front of the house (small) and we are going to move the kitchen to the lounge to make it a lounge diner. Convert the kitchen to a utility/cloak and the extension will be the lounge as all drainage is at the front of the property this is the easiest solution.

I'm a bit nervous about the cost, but moving would mean for the property we would want we'd be looking at another £170k before moving costs and the extension I am expecting in at half that at least (we do have other work we want finished).

we are similar to you in that we need to redo our garden and increase and redo patio following a single storey extension. May I ask roughly how much your garden/patio was please? Just need to add that figure to our budget.

@TizerorFizz there are 2 adults, no kids and 3 dogs in our house. It is big enough for us. I'm not concerned about selling on because the intention is to go out of this house in a box. What I'm trying to do is future proof. Even if we wanted to we couldn't extend further, and I feel there needs to be some form of break albeit small between the lounge (which will literally house the sofa and TV unit) and the kitchen/diner. We don't entertain much, we tend to go out with friends.

We do have a chartered architect completing the drawings for us, and we are aware we are limited by budget constraints as well.

@Toooldtoworry You need to go eco for future proofing and that’s expensive too. We are also on our own now and altered our house 13 years ago. Garden isn’t cheap but depends on materials. A gravel patio is cheaper than a York stone paved one for example. We have both. Walls cost a lot. Slopes far less. Depends on garden.

@TizerorFizz I understand (I work in property finance). My garden is very small and just needs a row of paving slabs, a path of then to the decking and some relaid turf really. That's why I say we can't go back further. We've already done the fencing, decking, shed, etc in the last 3 years.

When I say future proofing, I think we are at crossed wires. I am thinking if either of us contract some serious illness or have a stroke and can't make the stairs, etc not eco based solutions just yet, although that will come I imagine at some point.

Ah. I see. I guess we have enough space to live downstairs but don’t have a bathroom on the ground floor. Lots on first floor!

How quickly do do they build these extensions? Is it really disruptive?

Approximately 4 months for an 18sqm apparently, but I am having kitchen moved and new shower room put in too.

@Toooldtoworry yours sounds amazing!
do they build and then knock through so you can live there?

We're yet to start but the builder we are seriously considering has said he'll do the extension, then put a temporary wall up when he knocks through (will be water tight by then). So, yes we'll be able to stay. Good job too because we've got 3 dogs.

@Toooldtoworry we’ve got dogs too and they wouldn’t want to move out or be welcome elsewhere. You just have to think how good it will be when it’s finished!

Definitely. I'm very nervous and excited!

It's nice to talk to someone about this without feeling like I'm boring them!

@Toooldtoworry I’m so interested. I really want to do it, I’m just nervous. I’m glad you’re going for it. It’s nice to understand the practicalities. I didn’t want to annoy the builder by asking about the dogs before he’s even quoted. I really like the idea of the temporary wall. Have you got a date booked in? I suppose we should do it in better weather?

I'm just waiting on confirmation of our further advance from our mortgage lender and I'm hoping to book in for June. We were going to wait until next year but DH is worried about material costs increasing.

Sorry, re: better weather, definitely. Less likely to delay the build (although not impossible).

I’m so excited for you. I need to contact some builders. Do they need dog much. Do they do it by hand? Have they given you an idea of what will happen when? Please just ignore me if I bore you. This is so interesting to me to see how you got yours sorted? I must contact the bank too. I want to seem like I know what I’m talking about when I contact a builder!

@Pearl97 foundations will probably go down 1.2m due to the fact we're on clay. It'll be done by a mini digger.

Not really sure about what order things get done but will ask builder when we've got final quote.

Where are you based Pearl?

Wow that’s quite a long way! We’re North Yorkshire, so weather could be an issue!??

@Pearl97 going to PM you

Finally found a builder!!!! Eeeeek nervous and excited.

Surveyor been out. Says that taking an extra meter out is going to leave us with a small garden, I mean it's not massive but it's not tiny either.

Are yours costing staying the same.

We extended our house in 2021. It was a nightmare and our overall costs ended up double what we were quoted.

For just the back extension to plastered finish (not decorated and not including flooring/lighting) which was 7m x 3.5 m (so slightly bigger than yours but not massively so), our cheapest quote was £78k plus vat. We are in the Midlands.

and at the end of our project it cost us another £7k to put the garden area back to something resembling a garden.

I have one tip to make because 5 years after our extension finished this still makes me furious!

When we came to the wet room I went to a shop and picked out the tiles I liked and told the builder so he could order them. Same with taps, shower, basin etc. Only later did I twig that I was charged the shop price PLUS 15% which is apparently standard practice because he ordered and paid etc. if I'd known I would have bought it all myself.

I was livid, I literally paid a 15% surcharge for nothing!

Provisionally booked it for June :) Builder knows we are waiting on funding confirmation next week.

Congratulations!! How blimmin exciting!
Keep us posted on how it goes- we're all in it for the long haul now 😆
We're awaiting new ballpark costs to aid our latest extend/move quandary. Current house location great but garden small- if we move we could get a garden room as a teenage hangout!