Doonhamer7
Well-known member
- Jun 17, 2016
- 1,448
We’ve just completed our extension c£100k. It has taken 18months to get here. Had we known each step it could have been half the time. Chose an architect who knows local planning department, we did but even then it took a resubmission to get it through. Fees should be about £4K for architect (two sets of drawings - planning then building regs), we needed structural design for numerous beams so another £1.2k, part wall agreement could be another £1k, planning fee, building reg fee.
Finding a good builder who can start when you’d like is the problem, I looked in January, by the time I did spec, went out for bids etc it was over 7months. We got a very good builder BUT that meant he had 5+jobs on the go so there was delays. Make sure they are always in debt to you - don’t pay up front and try to have at least 20% on final payment.
Also you have to tell your insurer and mortgage provider if it is over a certain value.
On the contract - having a jct etc is fine but any good builder will be able to run rings round you if you decide to get contractual - so either add in qs cost or do research on your builder by speaking to previous clients and others in the trade to their attitude to their fixed price.
All the quotes we got wouldn’t fix price electrical or plumbing - all provisional sums. Reason being is you will change your mind.
Also spend lots and lots of time thinking about the human factors / ergonomics for when it’s complete - where do you want plugs, how do doors open, radiators etc
Finding a good builder who can start when you’d like is the problem, I looked in January, by the time I did spec, went out for bids etc it was over 7months. We got a very good builder BUT that meant he had 5+jobs on the go so there was delays. Make sure they are always in debt to you - don’t pay up front and try to have at least 20% on final payment.
Also you have to tell your insurer and mortgage provider if it is over a certain value.
On the contract - having a jct etc is fine but any good builder will be able to run rings round you if you decide to get contractual - so either add in qs cost or do research on your builder by speaking to previous clients and others in the trade to their attitude to their fixed price.
All the quotes we got wouldn’t fix price electrical or plumbing - all provisional sums. Reason being is you will change your mind.
Also spend lots and lots of time thinking about the human factors / ergonomics for when it’s complete - where do you want plugs, how do doors open, radiators etc