The house extension malarkey

[SilverShadow]

Hey guys - been a while since i troubled you good folks for advice. But that time is nigh again.... 😉

 

We're looking to extend our house next year (build over single storey adjacent garage & some internal room layout alterations). We're at the initial 'chat about proposed changes/ initial quotes' stage & struggled to find builders with the right credentials, or those willing to get in touch. So, i've been in touch with these guys, who dropped me a line: https://www.mastertradesmen.co.uk/

 

They've asked regarding PP, building regs, permitted development

 

I wanted to ask you guys a few fundamental questions, please:

• Who determines what aspects of PP, regs, PD are relevant? I was under the impression the builder would consider this, but that may be a bit naive, and perhaps it's something we should ascertain independently up front?
• Architectural plans - are we best engaging an independent architect 1st, and getting this drawn up before engaging builders?
• Architectural costs - realise this is a 'finger in air' guesstimate, but does anyone has a rough idea what these might cost? (for an extension over garage, on a 3 bed detached property, with some internal room layout alterations)?

 

If anyone has some good web-articles about the steps, process order, rough costs that would be hugely appreciated 😁

 

TIA

Shadow

 

 

[nod]

A ballpark figure is around £2500 m2 for an extension 

 

Builders won’t do a detailed quote for something you might be doing next year 

But there are builders that will do a detailed quote for a fee 500-750 

[Redbeard]

1 hour ago, SilverShadow said:

I wanted to ask you guys a few fundamental questions, please:

• Who determines what aspects of PP, regs, PD are relevant? I was under the impression the builder would consider this, but that may be a bit naive, and perhaps it's something we should ascertain independently up front?
• Architectural plans - are we best engaging an independent architect 1st, and getting this drawn up before engaging builders?
• Architectural costs - realise this is a 'finger in air' guesstimate, but does anyone has a rough idea what these might cost? (for an extension over garage, on a 3 bed detached property, with some internal room layout alterations)?

 

Re 1-3 (dot, dot and dot) above:

 

1. You and your designer. (In certain circs you may opt to get a Certificate of Lawfulness if you think the PD is too 'open to interpretation' (you say it is, Planners say it isn't!) in your case.) Cannot remember how long it took but the one that I have had to do (before online submissions) took about a tree's-worth of paper!

2. Yes, unless perchance your chosen builder has a preferred architect. This of course has advantages and disadvantages. If the architect is used to communicating with the builder directly and responding to 'dynamic issues' as they arise you could, potentially, find yourself with things you have not strictly agreed, however sensible they are. Even if it's the 'builder's architect' you would engage them.

3. Costs: Sorry, no idea. Others will have.

Edited August 19 by Redbeard
Re cert of Lawfulness

[SilverShadow]

Thanks guys, very insightful as always 😁

 

To clarify on Redbeards cost £2500/m2 - i think that's for a double storey extension, based on what i can read?

 

But to clarify on Q3 (which i worded extremely loosely in hindsight 🙃), i was hoping for 'finger in the air cost' for an architect to draw up the designs & building plans for the builder to use. Realise that might be difficult to gauge on the above info, but just whether we should expect £500, £1000, or more sort of bracket?

[SilverShadow]

PS, for anyone else interested:

 

Has anyone any prior experience or knowledge of using these entities?:

https://www.mastertradesmen.co.uk/

https://www.fmb.org.uk/

 

 

We were kinda hoping to engage with them & use them as a sort of '1 stop shop' for the architectural/building tasks, if they're as legitimate & proficient as i can make out 🤔

Edited August 19 by SilverShadow

[Redbeard]

19 minutes ago, SilverShadow said:

 

To clarify on Redbeards cost £2500/m2 - i think that's for a double storey extension, based on what i can read?

 

Not mine - @nod's, but the cost is per m2, irrespective of the no. of storeys. A smaller extension may have the highest cost/m2. A porch I did once certainly did!

 

The 'mastertradesmen etc.' site seems to be a register (though I don't know how you get on it - didn't look that far). They have a number of plaudits from members on the site. I know nothing of its history or operation, I am afraid.

 

 I would value personal recommendations from local people above any number of web-sites, though even then you have to bear in mind that people will 'value' different elements of the service differently.

[SilverShadow]

Thanks again RB 😁

 

Getting a decent builder in the East Mids (Nottinghamshire) has been extremely tricky, due to one of the following:

• Some folks don't recommend, due to past issues
• Those that do, i've struggled to engage with (messages left, but not returned)
• The few on Checkatrade/ etc i've used really fell some way short of expectation, in terms of work quality (finish). It was all a rush-job

 

They are all very busy & in short-supply, so can be elusive. We wanted the work doing next year, so wanted to get them onboard in plenty of time to ensure we found the right one