building work costs and how to start

[bluecardigans]

Looking to do some building work but no clue how you start a project and who you even contact first.

Do we need to get drawings and how do you find an architect for that? Will they visit the house and will they suggest things like kitchen layout and best place for new wall sockets etc? Or do you contact the builder first and do they provide drawings? Do we need to consult a structural engineer and how do you find them? Will the builder sort all the different aspects like electrics, plumbing, plastering etc? Do we contact kitchen & bathroom providers at the same time to book them in for when the building works are completed?

Please can anyone give some advice on how to get started, how the process works and rough cost estimates?

What we want to do -

• Convert flat roof garage to pitched roof with skylight, floor needs raising to level with house and split into porch, living space and utility.
• Remove wall from dining into kitchen (likely load-bearing).
• Install patio doors.
• Soundproofing on walls adjoining both neighbours and upgrade electrics/plumbing.
• Move bedroom internal wall ( will need to reduce size of one window, replace and rebrick).
• Upstairs floorboards need replacing.
• New kitchen/bathroom.

Speak to a local structural engineer first about what is involved in removing walls
once you have his spec and drawing you should then be able to put a list together of the jobs that need doing and then get 3 estimates from personally recommended builders

I would suggest you need plans drawn up first. You can either use an architect, which can be pricy, or an 'architectural designer' - who will generally be much cheaper but doesn't have the same professional qualifications as an architect. It can be a good option if you are don't have the budget to pay full whack for an architect, want something fairly basic done or already have a pretty clear idea about what you want. Check examples of recent work. The architect or designer may also help you submit and navigate submitting the plans for planning approval.

the arxhitect / architectural designer should be able to recommend a structural engineer to do the necessary calculations for the plans or you could approach someone independently.

i wouldn't ever ask builders to do plans. Once you have a plan incl drawings of what you want doing you can use these to get quotes from builders. Many builders will want to see plans before they quote. Approaching discussions with builders in this way helps to ensure that you are receiving comparable quotes. make sure the builders pay attention and agree with the level of 'spec' or finish you want. Get them to submit written itemised quotes details what is/isn't included in their cost. The more detailed the better. Discuss turnaround time. When can they start, how long do they expect it to take. Some builders will put a big team on a project and push to move things quickly, smaller businesses may split themselves across projects so they are on/off site over weeks/months. do you want fully finished (so they handle all contractors/trades and give it back to you ready to live in) or you can limit what they do. 'Shell only'is when a builder builds the structure and you or a seprate project manager then manages all other trades and the internal fit out.

ask builders to tell you who they would use for electrics and plumbing etc and meet them directly before you commission and start the work. if you choose fully finished it is likely you will have to use the builders chosen contractors but it falls on the builder to co-ordinate and get the different trades in at the right time. If you choose to manage everyone independently co-ordination is a bigger challenge and needs a fair bit of personal confidence or a good independent project manager. You will have to keep a close eye on the builder and trades throughout to ensure they follow the agreement plans / spec - or again get a project manager (perhaps recommended by the architect) who can ensure the initial plans / scope of work are followed correctly.

you also need to decide how to approach building control - you can pay a private company to come in and oversee / sign off work rather than relying on the local council.

(updated to add about building control)

We had our kitchen and bathroom replaced last year and it cost £18,000 for the kitchen (Howdens kitchen + local installer) and £10,000 for the bathroom (Wickes - wouldn't recommend them!).