Where to start?

So you have taken the decision to extend your property, but either don't know where to start or just need some advice we can help. Extending your home can be a significant, time consuming and complex undertaking. Depending on the size of the extension it can also be a huge financial commitment.

We are here to work with you every step of the way.

Costs

Before commencing on a new project its a good idea to have a basic idea on all of the costs associated with the process and not just the construction works. 

Design 

There are lots of decisions to be made, layout, materials to be used, kitchens/bathrooms to pick, structural requirements, how the new building works will tie into your existing home etc.

Planning  

The planning process can be a difficult one to navigate and requires plans producing for issuing to your local planning office.

Under recent planning changes it maybe possible to build your extension without full planning permission, but you still may require a  lawful development certificates. 

Building control

When carrying out building works sometimes detailed plans will be required to be submitted to your local authority along with various calculations. This can be either a full plans submission or building notice through an approved inspector or the local authority.

Health & Safety

Under current legislation sometimes as a home owner you may have responsibilities under the CDM regulations, a Principal Designer may need to be appointed. Subject to the individual project it maybe necessary to submit an F10 to the HSE.

You've got planning now what?

Before starting on site there are some further decisions to be made.

Specification

Before a budget can be finalised a specification of the works needs to be compiled so all parties are clear on what is to be priced and subsequently built.  This should be very detailed to allow for accurate pricing and ensuring what gets built is what you wanted.

Construction works review

Having building works carried out on your home can often be extremely disruptive. Drawings carried out by some designers and Architects are completed without a site visit and there can often be unknown issues with the design and its buildability. Also are you happy for your builder to use your facilities such as the toilet?

Budget

Following completion of the drawings and specification it's time to finalise a budget. This needs to be very detailed, taking into account all elements of the works, a contingency amount, allowance for provisional sums where elements of the works are fully unknown.

Contractor appointment

Probably your most important decision, as whoever does the works will be carrying them out spending your money and working in your home. How do you ensure the quality of their works and that the budget will be worked to? To ensure that all parties are protected a detailed package of drawings, specification, agreed budget and contract should be drawn up.  

Dilapidations survey

When works are being carried out its important that there is a record of the condition of your home and your neighbours.  

Ready to go?

Construction phase

Starting the building works on site is the most important phase of your project but it is also the most likely time for issues to occur. 

It's important whilst the works are being carried out to ensure they are being carried out the right way. Once the works are complete it can often take years for issues to show themselves and by then your builder will have been fully paid and maybe very reluctant to 

Once the works are under way your builder will require payment. Its crucial to ensure that only work properly completed is paid for.

Even if your design has been carried out by an Architect there will often be questions and issue raised that need urgent responses so as not to delay progress and cause increased costs on site.

On certain occasions you may need to instruct extra works known as variations. These unfortunately can be contentious as often builders see this as an opportunity to make high profits.

Whilst the building works are progressing having workmen in your home can sometimes lead to strained relationships and in some circumstances there can be a complete breakdown between parties. A third party maybe required to resolve the issue and provide independent advice.

When the works are nearing completion a full detailed inspection of them is vital before a final payment is made. This needs to be thorough and extensive making sure that any defects or snags are picked up.

Once your project is complete there should be lots of documentation mostly supplied by your contractor that needs to be a checked. Its extremely important to ensure that all the correct documents are in place before the final payment is made to your builder.  

Post completion

Once the works are complete and your builder has left, issues can sometimes occur which need attending to. If a defects period has been agreed with your builder then these should be notified to them and resolved. Sometimes there can be disagreements over what constitutes a defect and this may need third party input.

Dilapidations final survey

Once the builder has completed your works a final inspection of your and your neighbours  property to ensure no damage has occurred should be carried out.

Budget

Now the works are complete its time to agree a final figure to pay your builder. This is known as a final account and can be difficult to agree if there are issues over variations or workmanship.

End of defects inspection

Assuming a defects period has been agreed a final inspection needs to be carried out just before this expires. Again it is extremely important to ensure that all defects are picked up and attended to before the defects period money (retention) is paid back to your builder.