Advice wanted on the processes involved around building extensions

[suicidal_monkey]

So... we recently managed to get planning permission for a roof extension (woohoo, only taken 4 years!) going up one story across half the roof, the other half becoming an official roof terrace. There will be lots of internal changes, including staircase re-positioning and an entirely new kitchen. Effectively reworking 2.5 floors, plus a similar change to our neighbours house (mirroring external extension but different internal design). We have all the documents the architect produced for the planning application (i.e. design statement plus scale drawings of the proposed changes) but not much official beyond that.

Builders we're contacting keep asking about a "full spec", some asked if we'd looked at building regs/control, and one even asked if we had a bill of quants (...) My dad says we should only be going in to builders with a fully specified contract that leaves no (well, minimal) questions that will cause arguments and delays later. There has to be an easier way to get this whole process moving as if we try to do that ourselves it'll take ***ing years.

What is really confusing us is what process to follow now that we have permission...

• Party wall agreements/awards processes need to be started. Surveyor?
• Structural considerations are needed but this needs to be done once and not redone for the builder, the staircase guys, the roofers...
• Building control/regs - do we really have to do something about this prior to the build? I thought this was post-build and typically (/ideally) self-certified?
• Would you expect the architect to manage the whole project to completion? What do they add specifically that other cheaper persons cannot provide?
• Would you expect the building company to enter into discussion and use their internal team to get from planning to ready-to-build?
• Are there any reliable info resources with what steps to go through?
• Essentially I think we want someone to manage the project so that it doesn't drag on and on and on

We will pay for a service to speed the process up and make it easy to understand but I'm stumped as to which service we actually need. What I want is one person/company to talk to and shout at. I do not want to end up with multiple companies/persons pointing fingers at eachother while we stand in the middle wasting money and stress.

If anyone has done a large(or largeish) build and has advice on what to do (or what not to do...) for a smooth project, it will be gratefully received!

Thanks in advance! :cheers:

[Gone_Away]

HI SM.

Having done an extension last year, I have some advice to share.. It's too much to type tbh and better spoken about.

Happy to agree a time to chat?

[DuVeL]

I'm not certain on the rules or what would be best to do across the pond, maybe worth giving Blunt a shout?

It depends a bit on the architect by the way. Some are just numpties, coming from school thinking they can build anything.
BTW, listen to your dad.

[Gav]

Builders we're contacting keep asking about a "full spec", some asked if we'd looked at building regs/control, and one even asked if we had a bill of quants (...) My dad says we should only be going in to builders with a fully specified contract that leaves no (well, minimal) questions that will cause arguments and delays later. There has to be an easier way to get this whole process moving as if we try to do that ourselves it'll take ***ing years.

By full spec they will want to know exactly what you are intending on putting in (especially if a new kitchen is part of the price, a lot of steel work etc.) they are just wanting to make sure they know exactly what they are pricing. As for the building regs they will want to know if you (or the architect)  already have this sorted and if it is already paid/allowed for. As for the bill of quantities that is just someone hoping you have a list to save them working it all out

What is really confusing us is what process to follow now that we have permission...

• Party wall agreements/awards processes need to be started. Surveyor?

This depends on how well you get on with your neighbour, if you search on the gov website you can find the full laws but honestly if you get on it shouldn't be a problem, just let them know what you are doing in writing and ask if they have any issues with the works, we have never had a problem in years of doing building work

• Structural considerations are needed but this needs to be done once and not redone for the builder, the staircase guys, the roofers...

Anything structural will be decided by building control and/or the architect or a structural engineer, all of it should be on plan but as with any build like this they are not always straight forward and until you start working on the existing property you are not 100% sure what you will find.

• Building control/regs - do we really have to do something about this prior to the build? I thought this was post-build and typically (/ideally) self-certified?

You must inform Building Control before you start and tell them when you are starting, normally the builder/architect will do this, BC will make several site visits as the build progresses to make sure works are being carried out correctly and conform to all current regs

• Would you expect the architect to manage the whole project to completion? What do they add specifically that other cheaper persons cannot provide?

You can pay the architect to run the job but it will not be cheap, we normally run jobs our selves and simply have contact with the architect should any problems arise with their plans. This is purely down to finding a trustworthy builder and if you feel things are not going as planned I'm sure the architect would happily step in at any point should you wish

• Would you expect the building company to enter into discussion and use their internal team to get from planning to ready-to-build?

Yes, if everything is passed and signed off by planning then the job is ready to start

• Are there any reliable info resources with what steps to go through?

The planning department and also Building control are very helpful, if you have any queries they will usually help where they can, you also have your architect who should talk you through anything you are unsure of.

• Essentially I think we want someone to manage the project so that it doesn't drag on and on and on

Again that depends upon you finding someone you can trust to do the works, I would say though that your payments should be set as stage payments at set points of the build and stick to them, the biggest incentive to the builder is getting paid, make sure each stage is fully complete before you pay them, they will soon make sure it is on schedule
[/LIST]

If anyone has done a large(or largeish) build and has advice on what to do (or what not to do...) for a smooth project, it will be gratefully received!

Thanks in advance! :cheers:

Hope that helps, feel free to ask anything else.

[TeaLeaf]

We had the back of the house off a few years back to build across the back and up two stories and then over the garage, so whilst not a builder I have some experience here.  Unfortunately Gav put all the info I could provide down in better words than i could have done, so I'll stop now! :flirty:

Actually the biggest point to my mind is the one he made last.  Stage payments and make sure you keep a retention until completion, so that all those annoying snagging jobs get done promptly.

Good luck with it!

[Gav]

Agreed TeaLeaf, on larger jobs we always use stage payments, I personally think it is the best for all concerned. You the customer know that you are paying for each completed stage that has been signed off by Building Control as you go so you can see what you are paying for and from the builders point of view we know we are getting paid regularly with out risking standing the costs for large periods of time.

I will just add about the "full specs" reading it back what I wrote isn't too clear, when you got your plans drawn the architect will sometimes  compile a separate spec document, this will list in full detail exactly how he wants everything constructing and what materials he wants you too use, again it depends on the job and the architect themselves whether this is provided, some will simply put a few details on the plan itself and expect the builder know what the regs are and how it is to be constructed.

[suicidal_monkey]

thanks all - lots to mull over - I'll be back on this thread shortly to check I've understood all this properly!

Happy to agree a time to chat?

That'd be cool - I'll message you! :thumb:

[Penfold]

Gav has said it all really :thumbsup2:

I'd only add that the budget may well be more than you expect and I doubt any builder will give you a fixed price. It's an estimate - just bear that in mind. It may well go up depending on what they find when they uncover the substrate etc.

[Blunt]

Gav has said it all really :thumbsup2:

I'd only add that the budget may well be more than you expect and I doubt any builder will give you a fixed price. It's an estimate - just bear that in mind. It may well go up depending on what they find when they uncover the substrate etc.

Indeed. The last extension I worked on, when we dug footings we discovered a stream running underneath the whole house!
A couple of days and several thousand pounds later, we were back on schedule but the budget had taken a big hit.

I doubt you'll have problems like that, but even so, things do go wrong or unexpectedly turn complicated, so expect your budget to grow.

Usually however, it is the customer changing their mind or adding jobs that adds extra to the price. ("While you're here, would you mind.....")

Gav. has covered it all there.

Good luck