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A clear, impartial guide to… Space | Planning | Regulations Extending your home www.rics.org/usefulguides
A clear, impartial guide to…
Space | Planning | Regulations
Extending your home
www.rics.org/usefulguides
www.rics.org/usefulguides
Introduction
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Contents
03 Introduction
04 Planning a development?Talk to the professionals
05 Extending your living space
05 Planning permission
06 Building regulations
06 Digging deep
07 Raising the roof
08 Choosing a builder
09 Further reading
10 Free RICS guides
11 Further information
11 Find an RICS member
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Many properties provide potential for expansion –either up, out or even down. Providing building worksare undertaken sensibly, such work can add value toyour home while giving your family more room to liveand work.
With a little imagination and someexpert advice, you could add aconservatory, convert your loftspace into the home office or spareroom you’ve always wanted, oreven excavate a cellar or basement.
The following guide has been written by RICS (Royal Institution of CharteredSurveyors) and offers advice to homeownersconsidering developments to their home. Its also useful for those looking to improvetheir property before putting it on the market,or for homebuyers planning to take on aproperty with a view to developing it.
How RICS can help you
As the world’s largest professional body for chartered surveyors, RICS offers clear,impartial, expert advice on the issues raisedin this guide.
Chartered surveyors can assist homeownersin a variety of ways. So whether you want an expert opinion on the cost/value equationfor your proposed extension, an innovativedesign solution or a professional to managethe project for you, visit www.ricsfirms.comto find a chartered surveyor in your area.
Using the services of RICS members offers confidence because:
� They give you clear, impartial and expert advice
� They are tightly regulated and have strict codes of conduct to protect you – including proper insurance
� RICS members have to update their skillsand knowledge throughout their careers,so you can rely on their expertise
� You are further protected by RICS’complaints service.
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Planning a development? Talk to the professionals
An extension to your home is amajor project. It will probably costthousands of pounds and maycause considerable disruption while works are being carried out. If carefully planned and executedyour extension should add value toyour property and greatly enhanceyour living space.
To minimise the possibility of running intoproblems, consider appointing a charteredsurveyor to take you through the processfrom start to finish and ensure that works arecarried out with as few hitches as possible.
Key benefits of employing achartered surveyor� When moving house a chartered surveyor
can advise you on which properties havepotential for expansion or improvement
� A chartered surveyor can act as youragent when dealing with the statutoryauthorities; they understand planning lawand compliance with the BuildingRegulations and have experience ofhistoric and listed buildings
� Chartered surveyors have experience inseeking and appointing reliable buildingcontractors and can act as projectmanager, managing the contract andmonitoring the work on your behalf
� A chartered surveyor can produce initialdesigns and then plans and specificationsfor your builder to work to. They can alsoprovide a cost consultancy service –managing your budget throughout theproject to ensure you do not overspend
� If your project runs into problems,chartered surveyors can also offer adviceon the best method of settling any disputethat may arise.
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Planning permission
Planning permission is notnormally needed for minor internalalterations. The first thing youshould do is consult the governmentPlanning Portal website which willgive you an overview of how theplanning system works.
There may also be additional restrictions onpermitted development rights especially inconservation areas. Discuss your ideas withyour local planning officer to see ifpermission is likely to be granted. Don’t justpresume that if the neighbours have a loftconversion or other development that you’llbe granted permission too – regulations mayhave changed over time.
The government has a variety of resourceswhich will also help you to assess whetheryour alterations will require planning consent which can be viewed by visitingwww.planningportal.gov.uk
If you are refused planning permission thereis a right of appeal but if you go ahead witha building project without permission, youcould be served an ‘enforcement notice’which could mean you are forced todemolish the work you have just had done. If in doubt seek specialist advice from achartered surveyor – it could save youconsiderable time and money.
Extending your living space
Before embarking on any homeimprovement project you shouldfirst consider:� the size and shape of your house
and garden� how much additional space you want
or need � how much you can afford
� whether the project will add value to your property.
If you live in a conservation area or yourhome is listed there may be additionalconstraints on the type of works – if any – that you can undertake. If you are unable to extend your home beyond its existingboundaries it may still be possible to knockdown an internal wall to create more spaceor even partition a room to add a bathroomor study area.
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Raising the roof
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Building regulations
Your extension project may not only need planning permission butalso building regulations approval.This is to ensure amongst otherthings that your home remainsstructurally safe, protected from fire risks, is energy efficient andhas adequate ventilation.
This is a complex area that has your healthand safety at heart so if you have any doubtson how the regulations may affect you thendon’t leave it too late – consult a charteredsurveyor before you ‘sign-off’ the design andappoint a builder.
Once again, the rules that govern buildingregulations can be viewed at the PlanningPortal website.
Once work has started, a building controlsurveyor will make a number of checks toensure that the building regulations arecomplied with. It is important that you obtaina Completion Certificate at the completion of the works. If this is not provided it couldprove a problem if you ever wish to sell the property.
All applications are different and the rulesare complex so it is well worth consideringemploying a chartered surveyor to draw upand submit the plans, obtain approvals andoversee the project on your behalf.
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If you need more space but don’twant to lose part of your garden,expanding upwards could be the answer.
More than a million homes in the UK now have loft conversions, with the marketgrowing by an estimated 10% each year.Estate agents calculate that an average loftconversion costs around a third of the priceof moving to a property with an extra room.And turning your attic into useable spacecould increase the value of your home by asmuch as 25%, particularly if you are addingan extra bedroom and a bathroom. However,there are a number of important points tobear in mind:
� Not every loft can be turned into livingspace and because every house isdifferent, costs will vary greatly so seekprofessional advice at an early stage
� Bear in mind that you may need planning permission for a loft conversion,particularly if you live in a conservationarea, and you must comply with thebuilding regulations
� You may need to seek permission fromyour neighbours before work goes ahead. In England and Wales party walls regulations apply. Its best to seek professional advice before building work goes ahead. Visitwww.rics.org/partywalls for moreinformation or call the RICS Party Wallshelpline on 0870 333 1600 – you will be put in touch with an experienced, local RICS member who will provide you with up to 30 minutes free advice
� Choose your builder carefully (seeChoosing a builder on page 10) andconsider appointing a chartered surveyorto oversee the works. Acting as your own project manager can be complex,time consuming and ultimately costly if you have no previous knowledge orunderstanding of the construction process.
Digging deep
If you don’t have the space toextend your house upwards oroutwards you could alwaysconsider going down.
Cellar conversions are becomingincreasingly popular for creating fun orpractical space – eg home cinema, gamesroom, utility room, storage area. However,they should always be carried out by skilledprofessionals, particularly if additionalexcavation is required.
The advantage is that you could add an extra storey with little change to the externalappearance of your home. However, cellarprojects can be complex and may cost up to three times more than a loft conversion.
Check with your local planning officer before starting excavation works. So alwayslook at other options before considering thistype of alteration.
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Further reading
The Property Makeover Price Guide: organising and budgeting for home improvements
09www.rics.org/usefulguides
A major extension that involvesstructural alterations to your homeshould never be considered a DIYproject. When choosing a builder,keep these points in mind:
Do shop around and get at least threedetailed quotes. If possible use personalrecommendations and check the quality of past projects yourself.
Do ask plenty of questions:
� Does your prospective builder haveexperience of the work you require?
� How does he expect to be paid – on completion or in stages – and is he happy for you to retain some of themoney until the job has been done to your satisfaction?
� Will he agree to independent arbitrationshould you end up in dispute?
� Will he accept a penalty clause for failure to complete the work on time?
Do use a builder who is a member of a trade association and check credentials with the organisation concerned. You can findprofessional builders and specialists in your area through the Federation of MasterBuilders – www.findabuilder.co.uk or08000 152 522. FMB MasterBondmembers also meet TrustMark’s government-endorsed standards onworkmanship and service. They can offer theirclients a ten year insurance-backed warranty.
Do get written specifications and quotes.
Do use a written contract, compile a fullyitemised and costed schedule of works andagree a completion date. The Federation of Master Builders (www.fmb.org.uk)provides a plain English contract for use by its members which sets out the agreedwork in layman’s terms. The JCT BuildingContract for Home Owners/Occupiers isalso suitable for domestic building projectsin England and Wales and copies areavailable from www.ricsbooks.com or WH Smith. The equivalent contract forhomeowners carrying out projects inScotland is published by Scottish BuildingContract Committee (SBCC) and isavailable from RICS Scotland.
Don’t automatically accept the cheapestquote. Good builders are hard to find andare always busy. It will be worth the wait.
Don’t pay cash in advance on the promise of a ‘cheap’ deal.
Do hold back a sum of 5% that will bereleased on completion of the works.
Do make sure the builder has a good wastedisposal strategy in mind. This will help avoiddisputes with neighbours when buildingwork is underway.
Do check the building insurance and makesure your insurance company and mortgagecompany are aware of the work being done – you may need a joint policy with the builder.
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A guide to organising andbudgeting for home improvementor development is available from BCIS – The Building CostInformation Service of RICS. It includes:� Prices for more than 1300
different types of work, includingcommon defects (eg replacinggutters), common alterationworks (eg installing doubleglazing) and total project works(eg adding a conservatory)
� Practical advice on how to plan for building work
� Major property problems – what they will cost to fix
� Alterations and extensions – the issues and typical costs
� Planning permission and buildingregulations
� Employing a contractor or builder – importantconsiderations and advice
Price £17.99Published by BCISMay 2007ISBN 978 1 904829 52 2
To order, call
0870 333 1600or alternatively email [email protected]
or visit www.bcis.co.uk/ propertymakeoverguide
Choosing a builder
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Free RICS guides
RICS have a range of free guidesavailable for the property issueslisted below.� Buying a home� Selling your home� Property surveys� Extending your home� Subsidence� Boundary disputes � Party walls� Right to light� Compulsory purchase
� Letting a property� Renting a property� Flooding� Property auctions� Buying and selling art
and antiques at auction
To order your free copies, visitwww.rics.org/usefulguidesalternatively [email protected] call the RICS Contact Centre
0870 333 1600
11www.rics.org/usefulguides10
For more information
We hope this guide is useful to you. If you’d like to know moreabout extending your home, or how RICS can help, pleasecontact us.
Useful linkPlanning Portalwww.planningportal.gov.uk
Visit our website www.rics.org/extendingalternatively [email protected] call the RICS Contact Centre
0870 333 1600
Consumer helplines
RICS offers telephone helplines giving you 30 minutesfree advice on: � Boundary disputes � Party walls � Compulsory purchase
Just call 0870 333 1600and you will be put in touch with an RICS member local to you,willing to provide a free 30 minuteinitial consultation. Lines are open0830 - 1730 (GMT), Monday to Friday.
If you want to find independent,impartial advice from a qualifiedprofessional with good localknowledge, contact us.
Look out for firms that are ‘Regulated byRICS’. Estate agents and surveying firmsthat are regulated by RICS will be easier to spot as they will be using ‘Regulated by RICS’ on their stationery and advertising material.
To find a chartered surveyor in your area visit www.ricsfirms.comalternatively [email protected] call the RICS Contact Centre
0870 333 1600
Find an RICS member
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Your local RICS member
The Royal Institution of Chartered Surveyors12 Great George StreetParliament SquareLondon SW1P 3ADUnited Kingdom
T 0870 333 1600F 020 7334 [email protected]
RICS (Royal Institution of Chartered Surveyors) is theleading organisation of its kind in the world for professionalsin property, land, construction and related environmentalissues. As part of our role we help to set, maintain andregulate standards – as well as providing impartial advice to Governments and policymakers. RICS has 140,000members who operate out of 146 countries, supported by an extensive network of regional offices located in everycontinent around the world. To ensure that our members are able to provide the quality of advice and level of integrityrequired by the market, RICS qualifications are only awardedto individuals who meet the most rigorous requirements forboth education and experience and who are prepared tomaintain high standards in the public interest. With this in mind it’s perhaps not surprising that the letters RICSrepresent the mark of property professionalism worldwide.
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