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Original poster

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

55 replies

ListersSister · 14/04/2008 11:46

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 .

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Original poster
ListersSister · 21/04/2008 13:23

Ta Noddy . We are clos-ish to you - just on the wrong side of Fiveways.

We were thinking of moving your side, but it would be a stretch and we would lose the easy parking we have now, which as you know is a bit of a bonus

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Original poster
ListersSister · 21/04/2008 13:24

TWD - I am being nosy now - how big is your planned extension? Why does your architect reckon building costs aer going to go down?

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Original poster
ListersSister · 21/04/2008 13:26

Noddy (again), I have been amazed that the gradual loswdown in the market has turned into a dead stop in the last month or so. So many places have been whipped off the market it is incredible. We got out of out btl last year - was a wise decsion

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noddyholder · 21/04/2008 13:36

we are looking on your side Cheaper houses adn bigger gardens and you can park!

ThinWhiteDuchess · 21/04/2008 13:54

Our extension will be 14ft x 10ft, but will be fully integrated into what is our current dining room to make one big living space (all so our DD has space to run around as our current living room is tiny...whoever said children were expensive were spot on!!!). We also plan to have the wall facing the garden nearly totally glass.

The architect said that costs were likely to go down as there would probably be less work around so that builders would need to be more competitive. I have to say I was surprised by this as I assumed more people would be doing as we plan to do -- ie build extensions rather than move.

TuttiFrutti · 21/04/2008 14:10

Hmmm White Duchess, I really hope your architect is right but have heard both views expressed about what a slowdown in the housing market will do to building costs. Our architect thought it could go either way.

We tendered for the building work in Jan/Feb and have rejected all quotes as either too expensive or unsatisfactory for other reasons (some builders like to impose unreasonable terms like being paid in advance). We are considering tendering again at the end of this month, so I suppose the quotes we get back will be a good indication of whether prices have gone up or down in teh last 3 months! Fingers crossed...

Original poster
ListersSister · 21/04/2008 14:13

TWD - that sounds similar to what we would like. Is your quote for the finished job or just the building work?

Noddy - yes the 'wrong' side does have advantages . Gardens, still in catchment for the 2 good senior schools, a post office which no one knows about, 5-10 min walk to Fiveways, plus easier parking. We also have a fab seaview from BGH to Porslade... Our neighbours are lovely too. There are downsides, but the area is much underrated imo.

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noddyholder · 21/04/2008 14:17

I have lived over there before no different really unless you are mega insecure and snobby!which rd s have sea views!tell me in code if you can!I know the post office I lived v close to it Also there is a chemist where the pharmacist is never too busyIt is not the wrong side at all

ThinWhiteDuchess · 21/04/2008 14:24

Tutti, I am afraid that I am inclined to agree with you rather than the architect. After all everything else seems to have gone up in the last year, so why on earth would building costs be any different. [general moan emoticon]

Listers, we haven't had any quotes yet, but we're going on some fairly educated assumptions. We expect it to be £20-25k for the build of structure including electrics, plastering, etc., but excluding flooring, finishing touches.

In choosing our builder, as well as being competitively priced, we would want someone to prime the project -- so coordinate all other tradespeople involved, and also someone who is experienced in getting building reg sign off.

Original poster
ListersSister · 21/04/2008 14:32

Well Noddy - Most of the roads near the top of the hill . We live in the last one before you get to the estate bit, it runs parallel to the road which has the PO in, and doesn't have houses all the way along on the south side - hence our fab views. I personally like Hert*Rd (great gdns and fewer parking probs coz of driveways) and some bits of Stan Pa Road. Some nice house in Hdean Terrace too, but not all, parking not so good and views hit and miss. Holl Pa Ave are nice houses - overpriced and bad parking but handy location. West side of Barn** Rd have good gdns, but parking isn't so good as all are terraced.

Not that I know about these things of course

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Original poster
ListersSister · 21/04/2008 14:34

TWD - where are you in the country? Do you think your prices are about average? It sounds about right to me - will that include the builder managing the other trades?

Would like to belive that building costs will go down, but as you say, why should they when everything esle is going up?

I am also not sure about whether builders will be more or less in demand? Suppose it depends on whether there is a 'proper' recession and people start worying for their jobs....

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justabouta · 21/04/2008 14:38

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justabouta · 21/04/2008 14:39

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noddyholder · 21/04/2008 14:41

I know where you are .We lived in H'ford and had ahuge garden which was lovely but I didn't like the house much.Have looked in S vi**as and that seems nice.A lot of my ds friends live there so would be very convenient for us.We had a house on the other side and it was v small so stay where you are !

ThinWhiteDuchess · 21/04/2008 15:02

We're in Oxon, so I guess we probably are about average if not a little more expensive. Love Brighton so just a bit of you! The best thing about our decision to extend rather than move is that I get to spend more time on MN as I haven't bothered even looking at rightmove since we made the decision!!

I am no expert in terms of prices, etc., but will keep you updated when we get the quotes in (we're due to get 1st iteration of plans from architect this Friday).

Tinker · 21/04/2008 15:04

Also lurking on this.

Is your extension just along the back of your hosue then TWD?

Original poster
ListersSister · 21/04/2008 15:52

Ah, Noddy if you lived in Hert Rd, you will know the kind of house I have too. Functional rather than fancy, and yes I would rather have a victorian place next to Blakers, but am happy with my

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Original poster
ListersSister · 21/04/2008 15:56

TWD - Brighton is (can be) a great place to live. However, houses are NOT value for money and you do have to compromise on that living here. Friends in other parts of the country have houses that may be worth less than mine, but they have more than one bathroom, a utility, more space outside, garage etc. You don't get that in tight rows of terraces which a lot of Brighton is made up of. It is a fun lively place to live I will agree, but I dont half have house house envy for other areas .

As for you spending less time in rightmove - it takes less time now - far fewer houses are on the market

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noddyholder · 21/04/2008 16:00

I know exactly what you mean It isn't a huge job either.Do you need a playroom?I can't erally tell without seeing.It is something lots of builders do

Original poster
ListersSister · 21/04/2008 16:15

Hi Noddy - we have 3 children under 7 - we NEED a playroom . It will turn into a study/den as they grow. It will mean we have a restful lounge at the front (with sea views , a working kitchen/diner (I so want a decent sized kitchen) plus a space to chuck children and toys away from everything else. We do need the bathroom too - 5 of us sharing one is a pain in the bum (metaphorially and physically). We were thinking of doing a two storey extention and putting a small ensuite on the upstairs back bedroom, but I figure that would be a lot more disruptive than a single storey one, and I would prefer the second bathroom to be a 'public' one iykwim?

The reason I think builders will balk at the job is that everything will have to come through the house, and the working space will be tight due to the garden slope - flat bit ouside the house to build on, but the steps up about 5 ft to the rest of it.

Ah well, at least builders will be able to park outside - that might be a plus point . Thanks for your input - it is reassuring to hear that you don't think it is such a huge job.

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ThinWhiteDuchess · 21/04/2008 17:45

Tinker, yes the extension is just at the back of the house. We are an end terrace (and thankfully have great access to the back) and the kitchen and dining room form an L shape to a patio area. It is this area that we will put the extension on. Both rooms have double doors to the patio. In the current dining room we will remove the doors completely and have it open to the new room so that it forms one large living space (we will then turn our old living room into the new dining room). We are undecided whether or not to leave access from the kitchen into the extension, or to block it off...will have a look at the plans and cost implications before we decide. The kitchen is a great size & layout as it is, so no need to do anything to it thank goodness.

Our house is very top heavy -- we have a great bedroom, dressing room, ensuite, our DD's room is huge and the 3rd bedroom is the whole of the top floor of the house. So, we have always said it was just the downstairs where we need more space.

We have no aspirations in adding value to the house by doing this. God knows what's going to happen to the property market...our thoughts are if we can make the house work for us until we can afford our dream house, then that's good enough for now.

crackinggoodegg · 21/04/2008 21:36

We're in the same position. We've just had a chat with builders today about renovating/extending and were told prices were up 20% on last year due to massive increases in raw materials. How bloody annoying.

Original poster
ListersSister · 21/04/2008 21:38

TWD- I am with you on that, want to make my house better for us, not make it more saleable. Who knows that the market may do?

Just got to steel the courage to do a build with young children around and nowhere to escape to .

Noddy - have you seen this :

www.rightmove.co.uk/viewdetails-17478931.rsp?pa_n=1&tr_t=buy

It sort of looks ok, but v overpriced imo...

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noddyholder · 21/04/2008 21:41

Hi Lister it is overpriced for that road I think.I have viewed some nearly 100k less!I would have to change it and so am looking for somewhere not so 'done'as I hate to rip out newly fitted kitchens etc.I eally want to find somehwere but know I should wait but dp has 3 days off this week so will book a few viewings!

AnybodyHomeMcFly · 23/04/2008 19:19

Have not read all of this but can I just say Party Wall Agreement if no-one else has done so. We were extending right up to the boundary (but I think you also need them for building near boundaries). Ours took ages and ages to come through and the builder was hanging around -expensive! So if you need one get it under way at the same time as planning permission.