FOR THOSE WHO HAVE EXTENDED!

[6inchnipples]

Is it better to start with an architect or go straight to the builder. Just in the first instance, i realise we will probably need an architect at some point but i know that some builders take to do with the whole package iykwim.

I'm wondering if architect first is the best way to go if you know what you want (3 rooms and a bathroom) but not sure how to get it(single storey or 1 1/2 storey etc, layout etc)

Can any one help??

Architect
Planners
Builder

Thank you pesto

Now just debating the storey issue.

We in a single storey, low pitched roof, can barely stand in centre of attic, wondering if there is a way to extend so roof looks the same outside but in the new part we have more height in attic, is it a ridiculous thought that maybe the ceilings downstairs in the new part could be lower or something??!!

If you get your architect round for a consultation you will be able to discuss your options with him. Give one a ring and ask how much it will cost for a meeting first. Then if you decide to go ahead you will pay him a further amount to draw up plans. After that you submit them to your local planning department (or the architect will, on your behalf).

Good luck!

A LOCAL architect will have more of an handle on what the planners will allow in your road/area.

Good luck!

architect first, as they submit the planning for you.

once planning is agreed, then you go for the builder.

we are about to start extending ourselves, and we went for the architect first.

altho DH is the builder, so we never had to think which way round anyway

Agree with mumsnut, we used a local architect who dealt with all the planning dept on our behalf too, he had a good reputation and he knew exactly what would and wouldnt be allowed - he ended up saving us a bit of money too.

Generally where you get a package deal e.g. with the builder, his costs with architect & planners will be the same as you would pay if you went to them directly, then he will put a minimum 10 - 20% markup on those fees. Cheaper to go direct yourself...it also stops any mis-understandings.

My extention was actually an opening up of a basement level with external staircases etc,
I did just project manager. I knew what I wanted and just used him to appoint all specialist craftsmen and builder etc.
It was brilliant just having one person to oversee everything.

pagwatch how did you find the project manager? It sounds like a good option and we could do with using someone like this but not sure how to find someone decent (havent been able to get any recommendations).

If money is not an object then getting one person to deal with it is a good idea but you will always pay through the nose for that.

Hubby has just worked on a job where the project manager paid the tilers £800 but charged the client £60000, admittedly this included materials but hubby said they werent expensive ones so the projeect managers profit on this is massive

Actually realised I put one to many 0s on £6000 on and £800 labour outlay.

we did a mixture of googling and asking around. We had to find someone who could work with listed buildings which narrowed the market and then we checked with them personally including getting and checking references.
It was a substantial project and it may not epresent good value for a smaller project but as a ppn of what we were doing it was more than reasonable
He didn't rip us off because we got at least two quote on each major item and I received copies of all invices etc etc.

Whilst it was obviously more expensive as we had to pay his fees , he was worth every penny. he also did all the preparatory drawings and got the planning permission for us so we saved the money we would have had to give to an architect.

I suspect, as with many things, that the number of project managers ripping people off is similar to the number of builders - and plumbers - and architects - and surveyors. It happens in lots of areas but they are not all dodgy

Hubby was really shocked when he found out what she had been charged...but what was she thinking agreeing to it?

Shes now asked if he will work for him directly on her next job...I do have some ethical reservations about H poaching a client but shes not going to employ that project manger again. (sorry hijacking the thread!)

The most important things are get someone ideally on referral or with good references.

Also get more than one quote - ideally 3 or 4, I know its a faff but less of a hassle than having problems during the project.

willy - not hijacking I think
I think talking about the pitfalls is always wise.

We were clear up front that every major asect would need several quotes ( althoughto be fair this was listed in his FAQs as something he inisists upon anyway so people keep focussed on charges).
And we made sure that not only did we get references but we ACTUALLY CHECKED THEM OUT !!
It always amazes me that people get references andthen don't make a phone call to view the work and talk to previous clients. It doesn't take long

All sounds good advice. Think we will go a similar route to you pagwatch. Our house isnt listed but is in a conservatation area and is an unusual shape and layout and an extension will be complicated.
We did use an architect for some drawings but they were rather disappointing and I thought he seemed quite impractical.
Checking out references and asking to see quotes both very sensible ideas.

Our architect actually project managed for us too, although we had great builders and it pretty much all went to plan.

DOnt suppose either of you are in (or near) Norfolk?

sorry - Surrey.

No sorry...why not start another thread with do you know a good building project manager in Norfolk? Make sure you still follow up any referral though as it could be his missus or someone recommending themself!

Thanks, I have started threads and havent had much luck, but yes will try again.