Extensions

[Amani]

Please can someone point me to a good website or provide me with info on step-by-step extentions. We dont want something big done - just a small extension to our downstairs kitchen and living room.

I have no idea on where to start/what to do.

For anyone who has had an extention done is it cheaper to get a builder in to do the whole lot or best to get a plasterer/carpenter in seperatly.

Responses greatly recieved.

bump anyone?

Don't know about website but here is step-by-step:

Find out if you need planning consent (it may come under permitted devpt).

Work out roughly what you want and then call in an architect if you feel it needs a design element or a surveyor/architectural technologist if you want working drawings done.

Submit them to planning dept if necessary.

Get three builders in for written quotes; submit drawings once you have finalised them with a builder, to building control.

Get builder to start work.

Have nervous breakdown/go bankrupt (choose whichever one appeals least)

Get extension of your dreams.

It will be cheaper to subcontract the jobs yourself but, unless you know lots of tradespeople, is very difficult to co-ordinate and also runs the risk of everyone blaming everyone else when there are faults and delays. Better to pay a bit more and have someone else shoulder the burden providing you can trust him to get the job done.

well we're just in the process of starting so I wouldn't say we were experienced but so far we have:

ummed and arghed over what the heck to do

had 3 builders in to decide what we could afford - they all quoted between £1200-£1500 per sq metre per floor. and to discuss planning, party wall agreements, generally how the process works etc.

Then we got in 3 people who could draw up plans for quotes - one was an architect, one just a good designer/architectural technician, and one an ex-planner who now does plans.

We have just decided to go with the ex-planner as we have scaled back what we want to do to single storey only and it's quite straight forward. And this guy really knows the planning process...

So now he's coming to do a measured survey. Then he draws plans and submits for planning (if necessary, we may just be within the boundaries of not needing planning), draw up the party wall agreement, and then he sends it out to tender. Then you sort out building regs.

Then work can begin!

Try and get a recommended builder in. Ask people you know/neighbours/family who have had work done and whether they would recommend.

I have always had builders in before architects (who I think are actually pretty useless when it comes to giving ideas initially..they want to make sure they've got you as a client before they offer much up)

Most builders will have a plasterer and chippy/plumber on board, or someone they use regularly. Its easier to timetable then.

Oh and its often cheaper to go further afield..the architect my builder uses travelled down to London from Derby once a week, and was MILEs cheaper than London based ones.

thanks ladies this is useful.
did anyone sign contracts for this too to ensure work was done in a specific time?

Something you are all missing is that legally a professional Architect is bound to do the job to their best ability or are struck off; letters of appointed etc and contracts.

Employing a builder straight off is fine but you can have difficulty with insurance and responsibilty for finishing the works appropriately.

If want cheap advice above is fine if want something designed and project managed to completion don't cut corners.

The advice about cheap architects outside London is not general; main thing is to find a good qualified Architect.

Good luck with the build!

I think if you want a simple extension that is not cutting edge go with an architectural technician.If they are any good they will suggest ideas and also recommend builders.Ask around in your local area for recommendations for both.The technician will tell you whether you need planning permission and will also "wave" the plans past the planners just to double-check.It is best to get a builder to source plumbers/electricians etc.I actually find this cheaper than commissioning this myself, and of course this means that the job runs smoothly.Do not get hooked in to having a project manager for a single story extension as this costs ££££.We are in the process of doing this prior to starting an extension in august,so i know what its like.Good luck!.