Do we need an architect for renovating an ex-council house?

[DrMickhead]

Please explain architecture to me like I’m 5. And not the brightest 5 year old. After much debate DH and I are considering buying a house next year, it’ll likely be a renovation project, ex council house so certainly nothing flash. No moat for me, yet.
I’m just wondering has anyone made structural changes to a cheap house but brought in an architect? I’ll want a downstairs lootility (a w/c and utility room) and storage areas built in, as well as a kitchen diner and likely a loft bedroom/s. But I’m completely unsure about how we do this? Do we tell builders what we want? Or do we have to get an architect to design it? When I think of architects I think of grand designs, not a ex council house, am I being mistaken? Are they worth it? Is it adding unnecessary stress on my budget? Is it a legal requirement? So many questions! Anyone with anything to add or experience to share, I’d appreciate. Thank you ☺️

I wouldn't bother with an architect. they are v expensive.

if you are just moving a wall / putting in a new door and you know what you want, a competent builder should be able to do it.

if you need floorplans drawn up and ideas for design, get an architectural technician who is similar to an architect but does smaller cheaper projects.

Yes get an architect in if you are doing anything structural. Also it will have to go through planning if you’re doing loft conversions. An architect will help you and won’t cost the earth then a decent builder will use the architects drawings to go from. You will also need to get it signed off by building control for any structural stuff. So yes architect first. They will help you achieve things in a safe and organised manner.
You tell them what you want/need and they bring it to life. If you need to design a new kitchen layout you can use whoever is going to supply the kitchen to design that but.
Ours drew up plans and then altered them when the conservation officer got funny and then the builder used them to build our extension.

If you use a loft specialist to do your loft they will have in-house designers/architects who will do all the drawings etc.
we renovated a huge house in London years ago, spent a fortune and the architect did everything from design to finding and employing the builders, they added 10-15% to the cost for their trouble, but it was out of our capability and we were moving staircase, doing basement, etc.

I agree, Architects train for many years to understand the complexities of design and building regulations. You will get a better overall experience that may enhance your ideas and give you a house that meets all your requirements. Also an Architect will give you a legal contract of their obligations and have liability insurance should things go wrong.

As a house buyer who has recently seen several unattractive, impractical conversions which stopped me making an offer on an otherwise good property- do get an architect unless the changes you want are very simple.

If you are good with layout and flow, able to visualise how you'd live in a house and making the best use of space, then an architectural technician can draw up your ideas professional for planning and builders to use.
If you can't do that you'll need an architect to have those ideas for you. Assuming you have budget.
You can also look at similar houses in the area that have made changes, on the council planning portal, and look at their plans for ideas. This can be really useful for seeing things you wouldn't want to do, as much as for good ideas.
And you can post floorplans here for ideas too. Give us an idea of budget and how you want to live in a house and you'll get loads of ideas from lots of lovely helpful mumsnetters.

Also Rightmove is good for floorplans for those houses that just made changes through permitted development and so wouldn't be on the planning portal.

Def need structural if knocking down walls to check they aren’t load bearing and if they are to calculate the steels.
we’ve just hired an architect to fit some new stairs (none in the current place at the moment) this was on instruction of the builder. The architect then advised to first contact a structural engineer to check things out structurally before drawings are made. The builder will work to the architect drawings. We’ve had quotes of around £3000 from the architect just for basic drawings. Their quotes do include any planning (tho none needed for us) , building regs etc so it does meet standards. One included tendering out to builders to get quotes. They can also offer services such as project management, so if it’s a bigger project are you are time restricted this may be of help.

We have found the same issues, one possible house had an extension that was a step down from the rest of the room. It also had another part that was inaccessible without going back to the hall and through another room. It also had two different roof lines. DH estimated that it would have to be rebuilt, despite the house price being at the top of the range. Another had not been knocked through from the house, so the lounge windows were still intact and the extension built on the outside ( a proper extension not a conservatory) with access via the kitchen!
We didn’t bother going to see any houses with extensions that didn’t ‘flow’ with the house or had ‘internal rooms’ with no windows.

Sad isn't it. We've just had to rule out a house in the perfect location which has a dangerous step from the staircase into a room over an uninsulated garage and a bedroom the other side of a bathroom. Can't believe building regs were followed.

Yes, the one not knocked through with the original windows in the lounge was a strong possibility, but DH was against it. Despite that fact that we’ve renovated several properties, it now the cost of putting the blunders right when the properties are top price.
Fortunately we’re about to complete on the perfect house.

You are confusing the "value" of the house (council house) with the expertise needed to make changes to a built structure (architect).

Just because it isn't a Grade 3 listed castle doesn't mean it doesn't have the same load bearing structure and need for actual calculation and knowledge.

That said, as per pp, it depends if you are just adding a lean-to on the outside or taking out every single downstairs wall. You can still be penny wise but not pound foolish if done correctly;.

It depends on the extent of work you want doing. We took a supporting wall down to make a kitchen diner, replaced a window with patio doors and converted the existing adjoined coal shed to a utility and that was all done on a building notice so no drawings required.

Building control came round 3 times I think in total to inspect/sign off.

thanks ladies for your replies, I am very appreciative.

So the plan is to move to a cheaper area and buy a basic ex council house and use the equity we have in our house (which is very small but in a more expensive area) to do up a house. So we should have about 150k which to us is a giant amount of cash we’ll never see again, but in terms of property renovation is a piss in the ocean.

My main worries are not doing it properly. My dream home isn’t a detached 10 bed mansion, but I do want a functional laundry space and storage for coats, nice downstairs loo. I don’t want to lose money having to have shoddy building work done again.

I have had what I can only describe as some truly shitty builders take money and ruin previous projects for me so I was wondering would an architect be knowledgeable about which people to employ etc?

I have been meek and a bit pathetic in the past with tradesmen, so I want to be friendly and kind and respectful to people, but I don’t want to have the piss taken either.
Because it won’t be until next year I am trying to get as much knowledge and learn from other’s experiences as much as possible.

In terms of builders we went with the firm our neighbours used the year before. Individual recommendation. If you see somewhere local having work done knock on the door and ask them or drop a note through and see if they would recommend them.

That’s actually a brilliant idea!

Both my DC used architects. They came up with great designs, sourced good builders, submitted plans for planning permission and project managed all for fixed fees.
We didn’t but we do I’d very little structurally and didn’t need building regs or PP/

You will need a structural engineer, to make sure the wall you move isn't a load bearing wall, he will also need to check that the beams in your loft are strong enough to cope with the extra weigh, ans also that the staircase you put into the loft is loading correct. Your roof will need to be checked as you will need an escape window if you are using it as a room all the time.

You will have to apply for planning approval and building control will have to sign off your changes.

Best to use a small architect as they will be able to advise on what should get through planning as each application costs you money to send to the council