Extensions

Starting your
Dream Extension

Starting any new building project can be daunting, especially all the legal side of things. Below is a guide on how to start your project and some points to consider along the way.

1. Allow for plenty of time

Most builders are currently working 6-12 months in advance and an agreement of quotation cannot be achieved without all the needed documentation from the architects. 

Architects and the other documentation needed can take 6 weeks and more depending on your planning application (if needed).

2. Finding a builder

Contact your local builder for a free (general idea) quotation before you start spending money on architects/council fees. Builders will not be able to quote accurately but should be able to give a good indication. Please be aware that there could be some hidden costings (bad ground, poorly constructed existing dwelling etc..) which the builder cannot foresee.

This step will also start your relationship with your builder, and it will soon become evident if the builder is reliable and responsive to your questions and requests. 

3. Employ an architect

The architect will design a drawing to your specification and will advise on if your new extension needs planning permission. They will take you through all planning permission laws and will obtain the relevant permissions for you. If your project is under the limit required for planning permission, your Architect will design and go straight to the next stage (4). Most builders will be able to recommend an architect they use and trust, or you can find your own local Architect independently.

4. Building Regulations

When your Architect has a design that you’re happy with, they will commence a full description on how their proposed design will be constructed. It is the Architect’s job to design and provide technical detailed drawings for the builder to price accurately. A good Architect will also involve a structural engineer for all structural parts of your works which need calculations. This is very important as it is the architect who has designed the new extension and it is up to them to provide proof on how you construct your design.

There are now some designers and Architects who do not complete full building regulations and instead obtain a building notice. There is no difference in fees or inspections, from applying for a building notice or for full building regulations. However, there are differences in how the work can be quoted for: 

Building Notice

The designer or Architect does not have to provide any technical drawings for their designs and it is pushed to the builder and the Council in question to agree on the construction. This means the designer or architect could design something which cannot be achieved, and they are not held accountable for it. It also implicates the client in regard to getting an accurate quotation from the builder because the builder has no technical drawings to price accurately. Only when you employ the builder and they agree with the relevant City Council on the construction, can they provide an accurate quotation. This then makes it very difficult for the client to change builders should the need arise.

Full Building Regulations

The Architect will provide the relevant Council with all structural calculations, u value calculations and technical drawings e.g. size of radon gas barriers, size of roof joist, insulation thickness in the floor/ walls/roof, new underground drainage route etc. This is then agreed by the relevant Council and the builders can now price accurately. When your Architect has received full building regulations, the council CANNOT make the builder change construction unless there is an unknown with ground type or hidden existing construction (e.g. existing timber lintel etc..). This makes your quotation from the builder a lot more secure then a building notice.
At this stage, regardless to the relationship between builder and architect, you should be allowed to obtain other quotation from other builders, even if your first builder has recommended an architect.

5. Pick your builder

If you have obtained your full building regulations, then you can send all the drawings to the builders and obtain quotations. Regarding the pricing of quotations and value for money, the questions below were asked in an email I wrote to a recent client which may help with your review of quotes you have received:
  • Are they commencing 1 job at a time or a number of jobs?

    Many builders will undertake lots of works at the same time which enables them to be slightly cheaper however your project will take a lot longer to complete. We only work with a single extension at one time, which ensures the project runs smoothly and you will have mine and my team’s full concentration. 

  • Is the builder multitasking?

    Many builders will multitask e.g. commence carpentry, brickwork and plastering themselves etc. This is fine and some builders maintain a good standard throughout, however they are not as good as a tradesman who carries out their specialised trade, day in day out. We only utilise single-trade professionals and no multitasking. You will find me or my carpenter helping other trades, but there will always be the correct tradesman for the job, providing a higher standard or work throughout. 

  • Is the builder reliable, qualified and has the right insurances?

    Many builders fail on one of these points above and most will not have the same level of qualifications as myself. I have had 1 day off work in 20 years and cannot recall any of my team asking for a day off, which hasn’t been scheduled, in 15 years. Most of my team are middle age or coming up to retirement, with me being the youngest. I have public liability insurance in place, which I can provide evidence of on request.

  • Does the builder charge in advance for his works?

    Every builder I know will charge upfront for each section of works. I charge around £1,000 for larger works and many of my smaller works do not require any deposits, then a stage payment after each section of works are completed and you are happy with them. Some items like windows and doors and other specialised pre ordered materials may ask for a deposit. This always puts you, the customer in control and again, hits the point of good faith from me and my team.

  • Builders charging extras?

    A lot of builders will give you a cheap price with a low description quotation so they can charge you lots of extra’s when they have started your works. In a lot of cases, the final costs become a lot more than the original price I would have quoted. We do not charge any extra costs unless the client has changed original works or there is an unforeseen issue and I provide a full description quotation which details all the works and materials included. Obviously, it is important that you check my quotation for all the works you expect to be completed because if I have not written it on the quotation, it is NOT included.

6. Work plans & financing

We at CDL Builders will then provide you with a time plan showing you how long each section of works will take, a pay scheme showing you when and how to pay throughout your project and a 28 days cancellation form.

7. Recommended trial hole

When starting any new extension, ground type can be an issue and some projects will require a trial hole earlier if the Architect/structural engineer has doubts. If a trial hole has not been completed before this stage, we strongly advise to get your builder to do one. The builder will dig out 1-2 trial holes showing the existing dwelling foundation and ground condition at 1-1.5m deep. The builder will then arrange an inspection from the relevant City Council to agree on a foundation depth for your new extension. This is normally chargeable separately from your main quotation because if there is a problem, the works maybe delayed or stopped completely.

Still have questions?

For more details or to request a free quote, call or email us today to speak to Craig.
Share by: