Starting an extension! What do I need to know

[ohsobroody]

We've have an agent who sorted things like planning and building control so thinking more practical tips or just things you wish you had thought of. No new kitchen or bathroom just living space and entrance hall to factor in.

Feeling a bit daunted so any tips/advice very welcome

Your house will become incredibly dusty so put everything that you can as far away from the work as possible, and seal the boxes that you pack stuff away in. Black bin bags will not do to put things in!

Be prepared to spend a lot of time in your bedroom, even if you can't see that happening at the moment.

I am mid extension and consequently post tastic at the moment (about to post another)

Make sure EVERYTHING is checked. Water pressure, water entry point, where meters live. Find out what knock on everything might have so a -> b -> c. My mind is currently on plumbing, but that's an example. I wish I'd known better EVERY SINGLE LITTLE detail to help me on a decision tree, I guess, for everything and anything optional. It's all very well being told that something can be done but if it turns out to be possible only if something else is done first or if £££ are spent I would rather know first.

My whole shower room plan has changed because of discovery of water meter in a silly place, the need to replace totally some shit historical pipework and a new boiler to name a few. Thankfully, came to light in time before it was TOO LATE for me to go with what would have been my ideal plan in the first land.

I might have investigated some more about some of that before even starting if I'd been aware of any potential impact.

Be sure not to be the reason for any hold ups. Not in my case but I've definitely heard that it can mean the team go off to another job rather than picking their nose. Find out from them at what point in the build schedule you need to make each decision

Don't rely on common sense. Be explicit. Not just builders, everyone. Something might seem obvious to you but seems not always to be to other people

My builder choice I didn't make a price decision for sure. It was rapport and trust and I'm confident they are absolutely doing the very best for me. I'm glad I didn't make a price selection

Don't forget to notify your house insurance

Oh and I've just found out that no matter what dimensions are in plans they won't be exact so my kitchen design needs redoing again. Wish someone had told me that!!! It's totally fair, I just wasn't expecting it which was totally naive of me!

My bad for not posting proper attention to your ask and wittering on about pipes

Although much of it still stands!!!

Be sure everything is executed exactly to your liking. Don't be afraid to tell a worker how you want something done. Don't accept shoddy work. Be demanding. They will respect you more if you speak up immediately.

Ger a cheap kettle, tea bags and milk for the builders and say they can use it as much as they want. Don't get sucked into making tea every 10 mins.

These are great thanks all!!
Ha don't worry @FantaIsFine I took it in the spirit intended and I'm really trying to think logically about the different steps and considerations down line!
And I TOTALLY would have forgotten to tell the insurers

We didn’t have an agent etc so maybe you have this under control already… but, speaking to my past self: Every aspect of your quote is for the basic, cheapest version only (e.g. windows, cupboard under stairs, doors, handles, sockets). Be prepared to pay more for everything if you want anything even mid range!

Ensure Building regs are inspecting when they should. Your builder might say they will get them to inspect but it really is your responsibility. and don't assume your builder will keep on top of it. You have to be insistent.

If there’s any work on water pipes, fill every container with water before they start!

Take photos of every stage - partly because it's incredibly interesting to look back on but we actually also found them very useful - when building control came to sign off our extension they needed proof of a couple of small things that our builder had forgotten to send them and because we had pictures it was fine.

If you have anything fragile and precious/like bubble wrap it!

Make sure you allow enough power sockets you always need more than you think. Try to keep one step ahead, if they are going to be working in one area make sure it's clear and ready for them before they arrive to start work. Discuss parking, position of skips etc. Tell the neighbours what is going on and apologise in advance for disruption, noise etc. If you are not happy about anything say so as quickly as possible, much easier to change something at the time rather than later.

If they haven't already, they will suddenly and unexpectedly want decisions made about things you had no idea you'd have to decide. (My favourite "now, what are your thoughts on the lintels?" I could put my hand on my heart and say I had never had a thought about lintels in my life.)

In particular make sure you've thought about things that are fixed/plastered into place like radiator placement, controllers for stuff, how many power points you want and exactly where. Don't be shy of drawing and writing on the walls/doing X marks the spot; and heed the point above about pricing and quality.

And be there or available 100% of the time so you can make immediate decisions or shriek "STOP" when you see them making a mistake.

I second the sockets. If in doubt, put extra in. Any rooms we hadn't 100% worked out layout for, we put a double socket on each wall.

Have a contingency budget. It's very easy to spend more than you think you will.

Yes to loads of sockets!! We also had lamp sockets put in downstairs and they're brilliant - all small lights and lamps are plugged into them and there's one main light switch for them so there's no going round turning on/off loads of little lamps.

How many lamps can one house have that turning them on/off individually becomes an issue and you need a switch to control them all ??? And what if you don’t want them all on , then you still need to turn off/ unplug those ones. 🤪

We have a very large living room/dining room and 5 individual table lamps across the room so it works very well for us! Agree in a smaller room it wouldn't be needed.

Buy sugar for builders tea, expect it to take longer, keep a snag list and message them with it and keep pestering.

I LOVE this idea thank you!!

Thanks all, I will keep a close eye on building control and take lots and lots of photos! It's funny you mentioned that in a small porch/extension at old house we ended up only getting building control approval as I had photos showing properly built walls with insulation!

Builder has been very clear as to what the quote includes and doesn't. We have a 12% contingency set aside 🤞🏼🫣

How did this work out @ohsobroody

Prepare for things to take longer than anticipated.

Make sure you think about the position for light switches / light fittings / sockets / fire alarms beforehand - eventually you'll need to now where these go, better have some ideas than have to decide on the fly.

They will also want to know what doors you want, what handles you prefer, and so on. Think ahead.

Keep a close eye on things, make sure walls/ doors / windows etc go where you planned they should go.

If you're planning to do redecorating (painting etc) yourselves after, reserve twice as long as you initially think it will take.

Get the builders to fit your skirting, it's the most difficult DIY job!

And finally, be nice to the builders. Cokes in the fridge, tea and coffee on supply. Good luck :)

P.S. Lots and lots of dust everywhere - make sure you have the energy and time to vacuum and mop every night if you continue living in the house!