Extension- where to start?

[OneCyanHiker]

We’re considering getting a very small extension done. Apologies if this is an obvious question

we’re thinking of paying an architectural technician a few hundred for some drawings. How do we do this with regard to cost? I’ve heard horror stories of architect’s grossly underestimating cost.

Do we get the drawings take it to three builders for quotes and if it’s too high pay the technician again for different drawings?

thanks

It’s not an obvious question, so don’t apologise.

The way the process usually works is that first, you have some outline drawings done by an architect, technician or similar. There may be some back and forth while you decide exactly what you want to have done.

Once you agree with these high level drawings, you seek planning permission (if needed).

Once PP is in place, a second set of drawings is done. These are much more detailed and will contain all the information that you need to provide contractors for the purpose of getting quotes. They will include anything from structure to window specifications, electrics, plumbing, cladding, insulation, finishes etc.

Only at that stage will you get a clear idea on how much the work will cost. It is frustrating as you will already have spent some money getting drawings and planning permission, but that’s how it works.

Beware of builders who give back-of-a-fag-packet estimates based only on high level drawings. Unless they know exactly what you want, their estimates can be wildly off.

Architects are also not experts at pricing projects. I would take any price estimate from them with a huge pinch of salt, and be prepared to get quotes that are twice as expensive, or more. This happens all the time.

good luck with your project

I forgot to add: if you want something that’s really straightforward, you can also go to someone who will do everything- aka a ‘design and build’ contractor. They will be able to price everything for you, but what they offer is based on a template they use, so there isn’t much room for originality and their use of space isn’t always the best. They can also be very insistent and put pressure on you to sign an agreement.

Whichever you choose, make sure you check their reviews, visit past projects and speak to former clients. There are a lot of shoddy people out there.

I don't know anyone who has worked with an architect that has come up with a realistic and affordable design - every single person I know who has used an architect, the architect draws up something extravagant and totally unaffordable.

What is the outcome you want from hiring one? A design to take to builders for a quote? Do you need planning permission, in which case you definitely need an architect but some building companies have an inhouse one which tend to be more realistic?

I have built two extensions and I would advise you to decide as much as possible before you start, so all the details like flooring, tiles etc , where you want sockets, lights and switches, etc. The more you decide the more accurate the quote will be and also you’re not under pressure to make decisions during the build that are going to cost more if you haven’t thought them through. Whatever you are quoted, you need to understand that you need to budget for it going over that by a third and taking longer, again by a third. So if someone says it’s going to be £30k, and take 12 weeks, work on the basis that you will end up spending £40k and it taking 16 weeks. Don’t rely on permitted development for your project if the house was extended previously, you’ll need planning permission if that’s the case.

@Koulibiak thanks for the detailed answers. looks like we’ll need some back and forth

@roses2 we want some ideas, we want to have a set of drawings to take to buildings so we can get comparisons for prices. We’ve also contacted two builders in the past and they wouldn’t speak to us without drawings.