Considering Extending Your Home?
The 11 Critical Things You Need to Know in Order to Avoid Costly Mistakes and Get an Extension or Conversion That’s Right For Your Needs
www.Apple-Solutions.co.uk
Introduction If you and your family need more space you may well have considered moving home to something larger, or possibly of looking into some form of extension or conversion to your current property. For many reasons, including location, schooling, difficulties in raising the required mortgage, or simply the cost of running a larger home, moving home may not be a viable option for you. If that’s the case, it could well be that the best solution for you and you family is to invest in an extension, built to your own design and providing a space that’s focused entirely on your needs. However, the thought of getting involved in all the potential red-tape issues, as well as the perceived hassle and inconvenience of having Builders in, can be enough to put you off even before you’ve started to look at the options and benefits of an extension. But, with the right help and advice it need be like that and you really can realise your dream of an extension, designed and built to your own specification, quickly, efficiently and affordably. What’s more, with this FREE guide, we’ll show you exactly what you need to know! At Apple Solutions, we want to give you the confidence to manage your extension project from start to finish, helping you avoid the many costly pitfalls and instead, get the new space you and you family need, along with all the benefits that provides. Which is exactly why our guide has been created using many years of experience and valuable industry knowledge, insider information, hints and tips all designed to help you make the right decisions. So, whatever type of house you have and whatever size of extension or conversion project you are considering, investing in, we hope you find our guide useful. And of course, should you have any further questions, or require specific guidance in any area discussed, please call our friendly team on 0121 258 3440 or send your enquiry by email to [email protected]
1. How are you planning to extend and what is best To start with, you’ll need to consider whether you have adequate space internally and externally to build your proposed extension. This may sound fairly obvious but there are many different types of extension, and ways of extending your property, and not all of them have to be an addition to the external shape of the property. You may be thinking about opting to go for a normal extension or possibly a redevelopment the inside of your property to give you the extra space.
Which way you go will depend generally on the sort of property you own but to give you some ideas, here’s a breakdown of the different types of conversions and extensions that you might consider.
Cellar or loft conversion Very much dependent on the sort of property you live in, the space which is available, and the usage requirements you have in mind, both of these options can be a very cost effective and quick way of achieving the additional space you need. However, there are limitations with both in terms of the usage of such rooms, so once more, it’s key that you are clear on what the space needs to offer you and your family.
Conservatory Conservatories are extremely popular because they not only offer more space with lots of added light, but also they are easier to deal with in when it comes to planning applications, approvals, and designs. What’s more, they are fast to construct and quite often cheaper than a full on extension.
Garage or utility building conversion Converting your garage, which in most cases you can’t fit the car in and end up being just storage, is another fantastic way of gaining that extra space whether it be an additional down stair bedroom or a separate lounge-dining room. Similarly, if you have a utility building to the side or rear of your property, this too could be converted to make better use of the space. In both cases, the work can be done with little disturbance or disruption, but the downside is that neither will provide a really large space.
Standard extension
The most way of gaining more space is an external extension and it goes without saying that the first thing you need to check is whether you have enough space. You’ll also need to consider whether you require just ground floor space or upstairs space also. In either case, you’re likely to need planning permission, or at least building regulation approval and this will be another area that you’ll need to look in to. Once you know exactly where you stand, then you can decide on exactly what you want your extension to provide, what budget it might require and well as starting to get together some more specific design details.
Many options, one perfect solution So, as you’ve seen, there are many options available to you, mostly governed by your needs, your requirements, and your budget. However, in most cases you’ll find that once you start to look into these areas in depth, a perfect solution will become clear and you’ll one step along the road to getting that extra space you really need.
2. How much should you spend on your extension?
This is a very important question, but also one that is very difficult to give a straight answer to because it depends so much on the type of extension or conversion you require and what best fits your needs. That said, a good idea, once you’ve had an initial meeting with the Builder and the Architect has produced your plans, is to locate a reputable surveyor or estate agent, who can then provide you with a valuation of your property at present and after the proposed extension is built. This will then give you a better guide on the maximum you should consider spending, whilst still achieving the required space and at the same time ensuring you are making a good investment. This is also very important because every property will have a ceiling price (the maximum your property could be sold for) and if by extending you exceed that figure and then at a later date you decide to sell, you may not be able to recoup the money you have spent on your extension. If you’re absolutely certain that you will not be moving in the foreseeable future it may not be as important but it is still good practice and advisable to add value, rather than just spending so as to gain that additional space and comfort. When it comes to fixtures and fittings, the same applies. Your budget should reflect the needs and requirements of the rooms you have created and whilst you need to ensure you do the new surroundings justice, be careful to avoid going so ‘high spec’ that you’ll lose money if the needs arises for you to sell and move on.
3. How can I increase the value of my home? If you’re looking at ways of increasing the value of your home, an extension is the most likely way to achieve that goal and a substantial extension can add more value than any other home improvements. Creating an extra room should be the main objective however extending a room, such as the kitchen, may change the use of other rooms, which can also have the same effect. In terms of value for money, a loft conversion is often at the top of the list dues it’s potential to add a significant amount to the value of your home when compared directly to it’s cost.
A new kitchen would most likely be considered as the second-best for value for money project and simply redecoration is third because of the minimal cost of materials. Building a substantial extension is ranked fourth because it provides the greatest potential or increasing the value of your property, it also requires by far the largest initial financial outlay. A garage conversion, if is part of the existing house and properly heated and insulated, can offer similar financial benefits to a loft conversion. Conservatories are tricky to get right. They are comparatively cheap to construct and therefore their perceived value is low. However, if the conservatory becomes a primary room of the house, such as a dining room, it can add more value. Ideally it should connect two rooms (for example, the back sitting room and an existing kitchen extension). Whatever type of conversion or extension you’re considering, serious consideration needs to be given to the overall space your project will deliver and the costs of the works involved, if the overall aim is to increase the value of your property.
4. Will I need Planning Permission for my extension?
A very frequently asked question, and one that causes more confusion amongst homeowner than any other, is whether or not Planning Permission is required for a particular extension. The next most frequently asked question is how to go about the process of applying for and obtaining the required permission to build. In reality, both of these questions are far from straightforward and this is because there are many factors that could affect the answers given and these include:
The type of house you live in. For example, the regulations will vary depending on whether the house is detached, semi-detached or terraced.
If the property has been the subject of any previous alteration and extension work.
If the Local Authority has removed Permitted Development Rights to your property meaning that certain works that would otherwise have been permitted no longer are.
If the property is listed or occupies designated land. Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
Relation of the proposal to the highway. Normally, if your proposal extends toward the highway, it is likely that the proposal will need permission.
If you live in a flat. Flats do not have Permitted Development Rights and therefore any extensions would require planning permission.
If your project is to be a loft conversion, with Velux type roof windows, it’s a different story once again and the chances are you won’t need Planning Permission.
However, you will always have to comply with Building Regulations and you should always check with the Development Control Section of Planning Services on the particular circumstances of your property.
If, instead of Velux windows, you wish to install dormer windows you will not need to submit a planning application subject to the following limits and conditions:
A volume allowance of 40 cubic metres for terraced houses
A volume allowance of 50 cubic metres for detached and semi-detached houses
No extension beyond the plane of the existing roof slope of the principal elevation that fronts the highway
No extension to be higher than the highest part of the roof
Materials to be similar in appearance to the existing house
No verandas, balconies or raised platforms
Side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor
Roof extensions not to be permitted development in designated area’s
Roof extensions, apart from hip to gable ones, to be set back, as far as practicable, at least 20cm from the eaves
So, as you can see, there’s a great deal involved in assessing whether or not your planned extension or conversion requires Planning Permission. If you would like to know more about Planning Permission, the following links will provide you with a more in-depth look at the regulations and how they might apply to you. www.123plans.co.uk/pdfsfolder/residentialextduidelines/solihull/solihull.pdf www.planningportal.gov.uk/permission/commonprojects/extensions/miniguide However, as this is a very complex topic, in most cases you’ll find that a better approach is to work with a builder that has a thorough understanding of Planning Permission rules and take care of your legal obligations right from day one through to completion.
5. Do I need to know about Building Regulations? As we have just detailed, there are plenty of cases where your extension or conversion project won’t require full Planning Permission and instead, only Building Regulation approval will be required. Building Regulation Approval is granted based on the acceptance and compliance of rules set out and enforced by the Building Control Department of your local council. Whether you are altering the internal or external structure of your property, most building works are controllable and will need to be passed at stages throughout the project by the local authority Building Control Inspector. Below is a list of elements that would attract Building Regulation approval when building an extension or converting your loft. Extension
Drainage Walls below ground level Ventilation Electrical External walls Internal walls Roof Structures Floor Foundations Insulation Doors & Windows Kitchens and Bathrooms.
Loft Conversion
Door and windows Flooring and floor structure Ventilation Insulation Structural
As with Planning Permission, Building Regulations can be very technical and it is best if you can rely on your chosen Builder and/or Architect to advise you what applies to you, as well as overseeing the project’s needs from start to finish. For a better understanding of Building Regulations & Planning Permission you may like to visit the following link - www.birmingham.gov.uk/buildingconsultancy
6. What is The Party Wall Act & Does it Affect Me? The ‘Act’ that people are referring to is actually titled The Party Wall Act 1996. In this Act, a party wall is defined as any wall that “stands astride the boundary of land between two (or more) owners”. A wall can also be defined as a Party Wall if the wall is entirely within the client’s boundary but it’s external face is being used as the internal face of a neighbouring property. The Act also uses the phrase ‘Party Structure’ which will normally describe shared floor voids. The Act determines that it is likely you will need to comply if you are:
Working on an existing shared wall Working at or ‘astride’ the boundary line between properties Excavating within 3-6 metres of a neighbouring property
(as this is likely to cause some sort of disruption to the neighbouring property) Under the Act you are generally allowed to cut into the wall, bear onto it with a beam/lintel, insert a DPC, raise the height of the wall, underpin it and even demolish & rebuild it. If you seek to undertake any of these practices, you must fulfill your duties as detailed in the Act. What are my duties under the Act? The Act requires that you notify all adjoining owners of the intended works in writing. If you are planning to work on a party wall, notice must be served at least at least 2 months before work is set to begin. If you are planning to build something on the boundary line between your properties or you are carrying out excavations that are covered by the Act, you must serve the notice at least 1 month before work begins. If you do not do this, your neighbours have the right to stop any building work through a court injunction. The notice lasts a maximum of 1 year before you either have to start the work or issue a new one. It is advisable to speak to your neighbour in person beforehand if possible to resolve any possible issues that may arise during the work. You can then be confident that they will agree to the written notice. As with all regulatory matters relating to your project, your chosen Builder should be able to advise you more on the Party Wall Act, and your Architect will be the one to determine whether you will need a Party Wall Act agreement completing. However, for more information on the Party Wall Act, and how it may affect you, please visit the following website – www.communities.gov.uk/documents/planningandbuilding/pdf/133214.pdf
7. Will I require additional plumbing & central heating work? If you’re looking at extending your property, there’s a good chance you will have to extend your existing central heating system, especially if you’re thinking of having a two storey extension built. Adding another two rooms means you will need at least a couple more radiators. Firstly though, you’ll need to have a heating survey completed, and this will tell you whether your existing boiler is capable of serving those extra radiators In addition, the survey will also advise you on other additional works that may be required to complete the job and this will assist you greatly in assessing the cost as part of your overall budget. Once your heating works are completed (and if you use gas in your home) your builder will need to supply you with a Gas Safe Certificate to prove that everything has been done inline with regulations. Why do I need a Gas Safe Registered engineer? Anyone employed to work on gas appliances in domestic premises must be a Gas Safe Registered engineer and competent in that area of gas work. By using a Gas Safe Registered engineer you can be sure that any work completed by a Gas Safe Register technician will be done competently and safely and inline with current Building Regulations. The Health & Safety Executive (HSE) advises that you should arrange for regular maintenance and an annual safety check to be carried out on your gas appliances and installation by a Gas Safe Registered engineer. If you’d like to know more about Gas Safe Registration and how it could affect the gas work in you property, please visit the following site - www.gassaferegister.co.uk/
8. Will there be electrical works to consider and budget for? If you’re looking at extending or converting your property, it’s almost certain that you will have to have work carried out to your electrical system. If you have a modern RCD board then it’s likely that your existing wiring will be capable of coping with a few more sockets and lights being added to the load. However, if you have an old fuse board system, it may well be that a great deal more work will be involved to upgrade the writing to the whole house and not just the new extension or converted area. In both cases, it’s advisable, and best practice, to have a complete electrical survey carried out. This will not only provide you with peace of mind, but also help you plan your finances once you know the costs involved. Once the electrical work has been completed in your home, and everything is up to standard, your builder should supply you with a National Inspection Council for Electrical Installation Contracting (NICEIC) certificate, which the electrical engineer will have completed. Why should my electrical work be completed by a NICEIC registered electrical engineer? It is easy to make an electrical circuit work, but it's far more demanding to make the circuit work safely, which is why electrical work should only be carried out by competent persons with the necessary skills and training. All domestic installers / contractors registered with the NICEIC have undergone the appropriate training and annual assessment to ensure they comply with national safety standards and codes of practice. The assessment covers a representative sample of the contractors' electrical work and documentations and contractors are assessed against the National Standard for the Safety of Electrical Installations. What this means to you is complete peace of mind that your electrical system is safe for you and you family and that it will remain that way for years to come.
9. Should I employ a separate Architect/Project Manager? As a general rule, there’s no real need to employ an individual Architect and Project Manager if you find the right builder. This because a very good and reputable builder will be able to take of you project from start to finish, including architectural drawings, handling the planning application process and overseeing the project right thought to completion. Not only does this keep everything under one roof, but it also saves you time and money, as well as removing the stress and strain of having liaise between three different companies or individuals That said, there may certain projects where it’s key that you have a separate Architect and if that turns out to be the case, or that it’s your preference, here’s few pointers to look out for when choosing the right one:
Check if your prospective Architect is a member of RIBA (Royal Institute of British Architects) and has a relevant Architecture degree e.g. BA Hons DipArch.
If at all possible, get a recommendation from someone you know who has recently used an Architect and was pleased with what they did for them.
Look for a company that uses 3D computer modelling to show you exactly what your extension or conversion will look like when it’s completed.
Be sure to get two or three different proposals and try to pick the one that understands your needs and requirements the best and is clear about your design style and your overall vision for the finished building.
Don’t just select the one with the lowest fees. Quality of service and the overall design work they will provide you is far more important than saving a few hundred pounds. Your extension or conversion will be with you for many years and you’ll regret it if you end up being disappointed with the finished project.
When it comes to employing a Project Manager, you’ll find things a lot tougher because it’s their planning, logistics and management skills that you’re hiring, which means you have no real way of checking their standard of work unless you’re referred to someone by a friend, family member or work colleague.
10. The importance of taking control of your budget Even with the best will in the world, keeping a close eye on what you’re spending on such an exciting project as an extension or conversion, is always going to be tough. However, it’s very important that you do so, otherwise you could find costs spiralling out of control and at worst, this could mean your building work stops until you have the funds to pay for it. So, how do you take control of your budget and make sure you spend the right amount in each area, without going over the top? Here’s a few things to consider:
Make sure your Builder’s proposal includes everything Always be sure to check if your proposal includes absolutely everything, even down to small things like the cost of a skip and all associated cleaning up work; making good any work required to the existing part of your property. In addition, it should also include all the materials required to complete the build.
Plan for the fact that you will go over budget This sounds a very negative approach to budgeting, but generally there are so many unforeseen ‘extras’ that you’ll require along the way that you’ll almost certainly end up spending more than wanted to. To prepare for this allow for a contingency fund within your main budget. So, if for example you decide your overall budget is £40,000, assume it’s actually £35,000 right from the start and if ‘extra’ costs are encountered along the way, you have that additional £5,000 to cover those.
Focus on the basics first It’s all well and good your extension or conversion looking nice internally, but if your windows fail or your tiles let in water due to their lower quality, you’ll end up spending a good deal more money at a later date to make repairs. For that reason, make sure you don’t get carried away with nice parts of your project such as fixtures and fittings, and instead allocate your money wisely on getting the basics right first so that you have a solid, well built extension that will last you for years.
So, as you can see, with the right thought, planning and due diligence, you can stick to your budget and that will be one big step towards getting a great extension or conversion that not only gives you the extra space you need, but one that is also a solid investment.
11. How to choose the right builder and avoid the ‘cowboys’ It’s important to choose the right builder. Many people spend more time planning a holiday than they do considering their options when it comes to building work. Yet the building work may cost ten times as much and involve their most prized asset - the home. To help you make the right decision, here’s a few key things you need to consider when deciding on which to select for your extension or conversion project.
1. Referrals Start with referrals from family or friends. If possible, start by getting a referral from family or friends who have recently had work done, or from your professional advisor. But don’t stop there. Follow the rest of these steps even for a builder who was referred.
2. References Ask for references...and check them! Ask each builder for two or three references for the type work you are planning. Contact these people and find out how happy they are with the work, and the builders conduct. If possible go and view some of the work.
3. Reputation Does the Builder belong to a respected Trade Body? Always try to use builders or tradesmen who are members of trade associations and are therefore reputable. These associations carry out checks on the builders before they gain membership status, therefore minimising the risk of choosing a "cowboy builder". They also have their own code of conduct that members have to follow. Check the membership criteria - and make sure they really are a member. Rogue builders have been known to falsely claim membership. Reliable and trustworthy contractors can be found through a government supported websites such as www.trustmark.org.uk/, www.fairtrades.co.uk/, www.chas.gov.uk/and www.constructionline.co.uk.
4. Proposals Obtain written proposals. Ask two or three builders for proposals in writing and be clear about what you want done and ask for a written specification and price. This will be based on the drawings the builder has been provided by your architect, and a schedule of works your architect or surveyor will be putting together. Whilst it might be tempting to go for the cheapest, some less-than-reputable builders will use a cheap price as a ‘foot in the door tactic’, so that they win the job. Once they get started you’ll find the costs go up and you will find yourself paying more than the higher priced proposals you ignored on day one.
5. Agreements Once you have agreed on the work to be carried out, make sure you get it all in writing. You should make an agreement or contract in writing with your builder and it should outline the work to be done, date of completion, security and safety, welfare arrangements, disposal of waste materials, hours of work, access, protection and so on. By doing this you’ll know exactly what is to be done and when, ensuring there
can be no nasty surprises or extra costs.
6. Insurance Make sure there is adequate insurance cover and ask to see the builder's public liability insurance certificate. Standard cover is £5 million employee’s liability and £10 million public liability. In addition to check with your own home and contents insurance company as building work may affect your policy.
7. Payment Never pay in advance for building work. Full payment should only be made when Building Control has carried out a completion inspection and issued you with a completion certificate. That ways, if the Building Control surveyor identifies defects during the completion inspection, there’s a much better chance you’ll be able to get your builder back to sort out those issues. Likewise, deposits are normally not paid unless there are very specific, or custom-made materials, that are required as part of your extension or conversion.
8. Guarantees The single most important question you need to ask is about the guarantees offered by your prospective builder. A good building company will genuinely care about you and the finished result and will go out of their way to make sure you are delighted with their work. And, if they’re confident of being able to do that, there’s no reason why they shouldn’t offer a complete satisfaction guarantee.
Final advice After reading this guide, we hope that you feel you have been provided with really valuable information that has armed you with insider knowledge, hints and tips that you can take away and apply with confidence to your extension or conversion project. Obtaining an extension that really delivers usable space for you and your family is all about getting reliable advice and guidance from someone who really cares about your needs, and working with dependable and trustworthy trades people that can deliver nothing less than exceptional results. If you do that, there should be nothing that you can’t achieve and tackling what at first glance can seem a daunting task, will be a great deal easier than you imagined. And, once you’ve completed your project and your extension or conversion is built, you’ll be able to enjoy the fun bits like decorating, selecting carpets and curtains and, of course, furnishings. So, good luck with your project and remember, if you have questions that have not been covered here, or if you would like to discuss the building of your project in greater detail, please contact us. You can call our friendly team on 0121 258 3440 or e-mail us at [email protected]
