So, we aren't going to move, we are going to extend...

[ListersSister]

Can anyone explain in really simple terms what the process is and approximate timescales?
Planning permission? Building Regs? Getting quotes? Choosing a builder? How long it will take? Idea of budgets?
We want a single storey extension, about 12x13, plus a smaller one alongside - about 6x8. We are in a terrace though, so everything will need to come through the house .
If anyone has anything useful they could tell us I would be very grateful .

First of all you need to find an architect. Make sure you are specific about what you want and what you want it to look like. Otherwise it could become very expensive.

Once the design is what you want, go and speak to your local planning department before you submit a request for planning permission. They can give you hints and tips about what they are looking for and what regulations they have to adhere to. If you do this first it should save you time and money.

Once you think your design will adhere to what the council will approve, submit your planning permission application. Have a look on your local councils' website as the planning department will probably have posted useful information and application forms.

Whilst you are waiting for an answer from the planning department (usually a month) start getting quotes from builders (ask friends and neighbours if they recommend anyone.) It is also worth hiring a builder who will deal with building regs for you - they have more experience than you do.

Once planning permission has been granted and you have chosen your builder, you can than get started.

I would say that best case scenario, if you started getting things moving today you may be able to start building in 3 months.

But there are so many variables. The architect may have to do various versions until he comes up with something you like. The builder you choose may not be able to fit you in until x months time. You may not get planning permission first time and you may want to appeal. I think you get the drift!

I have no idea of costs, again it depends what you want to do. What windows, doors, electrics, plumbing you require.

I bet loads of people have answered before me now (I had a Tesco's delivery mid flow!)

OK

Planning permission: about 6 weeks if lucky up to 12 if objections etc
Building regs: will be done on-going as the build progresses.
Quotes: Get three don't go for cheapest as may not be best
Try and get a personal recommendation, is worth weight in gold
Price about £1000.00 per sq m

Time; Always two weeks longer than you think and is very dependent on roofing/flooring type of windows you want...

HTH

Or not, as the case maybe!

i'll be watching this thread-we are in the exact same position listerssister-except we are in a staggered terrace and hopefully my bil will build for us...............would still love to be able to move though as a single storey won't help wiyh lack of bedrooms!

Ooh, thank you ILTMIMI and SS. Very helpful .

Do you def need an architect to draw up plans then, or could a builder/surveyor do it? Would builders be ok about working to another builder's plans if needs be?

We have a drain/manhole outside, any idea of the logistics of this - it would be in the smaller extension bit - utility/shower room, so maybe we could have some access through the floor?

How long do you think it might take? . 6 weeks/12 weeks/6 months? Likely to have glass for roof of main bit, and won't be going for under floor heating alas.

Oh, so many questions! Thanks so much for your help

hopeful bump?

You definitely need an architect to draw up plans. Then you can give the plans to any builder you like.

We're having a single storey extension (ground floor - kitchen) due to start next week and the builder has estimated 12-16 weeks.

Another tip: Once you have got plans from an architect and chosen a builder, get them round and draw up a list together of all the materials you are expected to choose (e.g. for our kitchen extension we have had to choose doors, a kitchen, flooring, paint etc). Then you can get on with ordering these things (whether you do it or your builder does it is up to you) a.s.a.p. Building works often get held up because of late deliveries - ie. nobody foresaw that the doors/kitchen/whatever would take 8 weeks to be delivered.

Oh, and when you're considering different builders, ask to see photographs of their work or even better, to go and see it for yourself.

Glass roof sounds good, get a really well-insulated one or you will boil and or freeze! Also be aware of being overlooked (one friend had a glass roof to a kitchen extension and didn't realise that neighbours could see her in her scanties as she tripped merrily around, from their upstairs

There isn't a law saying you have to have an architect to draw the plans, but most builders don't draw plans (don't know about surveyors). An architect will be able to come up with design ideas for you, but they will probably not keep an eye on costs - so be warned! Also with a glass roof I should imagine you would have to get an engineer involved so make sure the structure is able to take the weight etc.

Most builders will work off anyone's plans, as long as they are detailed enough.

Drain/manhole - I don't know how they get around this, but they do!

If you are going for something slightly out of the ordinary (glass roof) and due to the logistics of it all (going through the house) I would probably prepare for 4-6 months. Do you have no back access at all? Can a wall/fence be taken down to enable access? If not a lot of your labour costs will be moving materials through the house manually.

Also, do you have somewhere to store materials once they have been delivered?

We are just about to start a ground floor extension on a semi detached, building 3 metres deep across whole rear of property and garage (about 37 sq metres). Cost 45k, that is first fix ie plumbing, wiring, and plastering but no tiling, decorating or flooring etc.

The quote for a fully finished job was 70k inc vat.

RB - ouch!! Are those London prices?

ILTMIMI - no access at all I'm afraid. DP was hoping to enlist friends to help with some of the manual work. Is this unrealistic? Do you think we will need an architect plus engineer and builder then. I am getting scared! 4-6 months - gulp!

MM - ta for the tips/ Good luck

Asking friends to help with the manual work probably is unrealistic. There could be times when materials are delivered a couple of times a week and the builders will need them straight away, so can't wait for other people to come and shift the stuff - iyswim.

If you get the right builder, they will organise the logistics of everything (as long as it is possible.) Do you know any builders at all? If you know someone in the building trade you could ask them to do you a favour and see if what you want to do is possible (before you spend money on an architect etc).

I would imagine either the architect or builder will deal with the engineer for you. But that is something you would have to sort out with them.

This isn't meant to put you off - honest! If you get the right people on board they should make it as smooth as possible. It can't be that bad as loads of people have extensions (including me!)

The price of raw materials has gone up massively in the last few years. Our architect told us to allow £1000 per sqm for a two-storey extension, but when we got quotes they were all £1300 per sqm, although this did include decorating and two new bathrooms so we may be able to reduce this by doing some of this ourselves. We are in the south but not London.

We had a side extension added recently and had to move a drain/manhole cover. it really wasn't that big a deal. I didn't like the idea of an inspection chamber inside the house!

Ours has come in at about 50k all in.I'm in Kingston, Surrey. The knocking down and building bit was very quick, its the finishing off bits that take the time, like the second fix carpentry.

I'm waiting for flooring to come (Grr B&Q) and thats holding stuff up. The builders won't 'pop' over, they only come if theres a full days work to do usually.

Hi Listerssister,

We live near St Albans, and were shocked by the prices quoted for our extension. The 45K first fix quote was about the best we could get. It ranged from 45k-65 first fix and 70k for finished. We checked out the builder we have chosen, hubby went to see his work. There will be loads left for us to do ourselves but could no way afford 70k as we need a kitchen as well!!

We chose an independent architect who did the drawings for £1000. It turned out we had a sewer in our back garden, so had to pay the Water Authority £315 for a build over agreement. So many hidden charges!

We start in a couple of weeks, so am excited. But dreading the mess and upheaval with the kids 4 and 1.

Good luck.

Phew, thanks for all that ladies. Loads to think about there. Wasn't aware of the materials prices going up, but I suppose I should have twigged. Do you think it would cost more to do it this year or next? - I am wondering if the effect of the falling property market will mean builders are less or more in demand?

We did have a builder look at the idea a few years ago. He recommended moving rather than extending , so I know it is going to be a horrible job. I worry that no one will want to do it. He reckoned about £15 for the basic build. I reckoned on doubling that to be on the safe side...

I will be really interested to hear what people think of this, ListersSister. I am in the same position and started a thread on this a few weeks ago - the main consensus seemed to be that building prices would go up, even though there may be a recession coming and people have less cash to spend, because cost of labour and price of building materials has gone up so much.

£15 for the basic build, eh? reckon you've got a bargain there.

Lol TuttiFrutti - £15. That would buy about half a brick eh?

So, prices likely to rise despite recession looming? Damn!

Anyone know any good sites to start checking ideas out/planning? How long did it take before first ideas to fuition??

Anyone know the smallest sieze you can fit a shower, loo and basin in??

For the shower, loo and bath, just play around with your existing bathroom and a tape measure to see what would fit in comfortably. It might help to go somewhere like the Bath Store and get measurements of smaller loos and basins.

I got my first ideas from home improvement magazines, stuff like Living Etc, Move or Improve. Then after we'd had a few ideas ourselves we got an architect in and talked it through with him, and he went away and came back with a floor plan which was pretty much what we wanted.

Do you know TF, I didn't realise in my innocence, that home improvement magazines existed. I shall go looking now .

Anyone else have any experience of extending when living in a terrace?

Living etc is good for style ideas Grand designs is good for structural.there is a property forum on Channel 4 website which i have used but not sure its still going.

Thanks for the tips Noddy - I am in Brighton btw , so might pester you for tips later on >

I can help you out if need be I live in Preston park and am renting waiting to buy and having serious design withdrawal!

I'm also very interested in this thread -- we're in the same position as you ListersSister, but just one step ahead. We have engaged an architect who is now in the process of drawing up the plans. On the subject of builders' costs, the architect said they are actually likely to go down.

We're figuring the cost will be £20-25k for a single storey, tiled roof extension, but will await the quotes and hope we're right!

Great idea about the magazines, will pop out in a while and buy some!