Building an extension - process/ builders quotes etc

[Fmm]

We want to build a 4m2 extension, add an ensuite, get a new bathroom and a rewire. It is a detached house so there are no party wall issues and the extension will be under permitted development. We have drawn plans ourselves showing in detail the floorplan we want. I am really confused about the order which we should do things next:

- do we need architects plans (even though we know the design we want) before builders start work, in order for the work to be signed off as permitted development?

- do architects do building control plans as well? Are these separate plans from the plans used by the builders? Do we need these before the builder starts work?

- presumably we need to know how many RSJs we need, whether we need to move plumbing etc, before we speak to builders to get quotes. If so, how do we find this out? If we need a structural engineer to do this, do we employ the structural engineer direct?

- will builders quote for a job bit by bit ie. this much for new bathroom, this much for extension, this much to fit kitchen, or is it usually a broad quote for the whole job?

- does the architect assist with the contract with the builder or are you 'on your own'?

Sorry for the long and boring post! any assistance really appreciated.

[snowboarder]

Hi..

Exciting times!!

Just some quick answers -

1 - No - you can apply to your local council for a certificate of lawfulness for your permitted development - you will need to submit a to scale location plan and scale plans and elevations of the existing and proposed layout and fill in a form and pay a fee - if you check on your local council website within the planning section all the relevant details should be there - You don't need an architect if your own plans are clear and to scale.

2 - Yes architects can do building control drawings - you will need to submit these for BC approval from your local council - or you can use an approved inspector - same price I think. These plans would be used by the builders in order to comply with and by signed off by the building inspector.

3 - You can employ a structural engineer directly - or if you go down the route of employing an architect they could possibly recommend. You will need structural calcs for building control.

4 - The best thing to do (if doing it yourself) would be to do a basic specification of all the works that you want done in as much detail as possible and get builders to put prices against the various items - so you can compare them and you are getting a realistic price for what you want (especially in terms of finishes). If you employed an architect to run the actual build and tender the job they would do this.

5 - They can do yes and if you're not confident with doing it yourself it's a good idea - but will obviously add to the fee you pay the architect.

Hope that helps....basically you can employ an architect to do as much or as little as you need. There are also other architectural technologists/designers that can do basic drawings for you - and building firms who might come with their own designers who can help....it all depends what you want! I'm an architect so clearly I would say you should get a better product for a better price (ultimately) with less hassle if you use a registered architect...but there are other options!

[Fmm]

Thank you so much Snowboarder. That is very very helpful. Do you do architect stuff for houses?! - I'll have to get in touch if so!!!

[snowboarder]

Hiya - unfortunately I don't do residential stuff no (wish I did sometimes actually!) but can give you some names if you need. Good luck!

[Fmm]

Thank you - I might well be in touch!

[SClear]

Diego, Great young Architect looking to build his portfolio: http://architects-register.org.uk/architect/083775J