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Advice please! House purchase, extension and renovation

8 December, 2016

Hi all,

We have just had our offer accepted on a house in Weybridge, Surrey that requires complete renovation, and we are also looking at adding a two story side return. Can the community advise on the first steps we need to take in talking to an architect, builder or interior designer? We are lucky that there is already a blueprint for the works as the next door (semi-detached) property has carried out exactly the works we are looking to complete (from a building perspective).

We understand that we will need an architect to draw up plans for us to apply for planning permission, however - should we speak to a builder first? Should we look for an 'all in one' solution, or hire individual companies for the planning and building works?

This is our first 'project' so please forgive our lack of knowledge!

Thanks,

Alan

Comments (29)

PRO
d & b
Hello Alan,
it is a beautiful overwhelming experience, in my experience unless you want to be directly involved in every step I would suggest a whole in one solution, in Weybridge there are many good companies I ve collaborated particularly well with Maxian, very reliable and they take care of everything from council papers, architectural plan to building and renovations.
James Sealy is the Project manager and he is a very calm understanding pro he can point you in the right direction. Should you need interior design and designs solution you can contact me ( Please contact me if you need James Sealy number)
8 December, 2016
ajstracey thanked d & b
PRO
d & b
I m attaching few pictures of the 5000 sqf house built by Maxian and designed by d&b in Surrey
8 December, 2016
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Hi Heidi, Having just done such a project (and learnt a little from it...): Ceiling heights: minimum thickness of a floor is around 200mm/8" but some of that can be "reclaimed" below e.g. by leaving the joists exposed. Above is trickier because insulation requirements for the roof mean you can't really do that much there; the distance between the outer surface of the roof ridge and the inner ceiling will end up at least 250mm. Do your figures. Regarding the steelwork, there are lots of technical options to build this and "all of them may be right" as in (not) needing a ridge steel beam. Have you got an SE (structural engineer) spec for it? You can talk directly to steelworks fabricators about this. Builders tend to buy RSJs from specialist companies whose business it is to "sell steel made to size / spec" - steelworks fabricators. Some builders like to "cut&weld on site" because it saves them time but workshop welding and steel preparation tends to have more consistent quality and is preferred by structural engineers and/or insurance & building control (the latter often because of the fire risk for welding work on small sites). So this may be a case for more questions to the builder ("who's your steel fabricator and would you mind me talking to them?"), or a 2nd opinion by showing the plans to a fabricator and asking them for how they think this could/should best be built. The technical term is to request a "method statement" - how will the steelwork be made to conform to design, comply with structural spec & building regs and/or constraints of property deeds, and how will it be installed (to satisfy site insurance and Health& Safety regs, and/or other provisions e.g. from party wall awards/consents) ?" On the fire suppression system: building regs part B (fire safety, https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/485420/BR_PDF_AD_B1_2013.pdf ) extensively talk about "means of escape" which usually are protected / made "safe" by the additional fire resistance hallway walls and fire-rated doors to the hallway/stairwell provide. Where you have open-plan, the guidance says (quote): "Alternatively, it may be possible to provide sprinkler protection to the open-plan area, [ ... long sequence of auxiliary requirements/explanations ... ]" And the devil is in the detail. Not the least because "sprinkler" isn't the same as "mist sprinkler" (let's not go there now, rabbit hole...). It's definitely worth pre-clearing the design / fire suppression method with building control, because once you start, having to "alter" later to put extra partitions in not only blows costs out but also kills the design. From my own experience - do not let the builder "just start" because ... they may hold _you_ to ransom if their (hidden) cost-saving provisions are felled by external agents/influences. With no roof on the building and neighbours breathing down your neck for potential damage or perceived risk, or building control refusing signoff unless major changes, you're in a pretty bad negotiation position. Building regs will pre-clear designs for you, possibly for a small fee. Good luck !
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PRO
Lusso Stone Bathrooms
Wow d & b the renovation looks amazing, if you are renovating a bathroom in the near future feel free to take a look on our range, we specialise in the stone resin material, manufacture and design our own products. We supply baths, basins, mixer taps, freestanding bathfillers, vanity units and more! Take a look at our site to see our luxurious stone at https://www.lussostone.com/.
8 December, 2016
ajstracey thanked Lusso Stone Bathrooms
PRO
d & b
I know you very well and the basin in my cloakroom design is yours...
8 December, 2016
PRO
Lusso Stone Bathrooms
Thats great im happy your satisified with ours products.
8 December, 2016
PRO
Lauren Caisley Interiors
Hi Alan,

I think the guys above have explained it well. I would certainly use a company such as ELA (www.ela-design.co.uk). They have a package service where their structural engineer and architects will work with you on clear drawings to send to the planning office. I would then suggest speaking to at least two designers (I'm of course happy to help - but it really comes down to trust and feel to who you can work well with). Most designers will be able to recommend building contractors that they work well with.

I would also recommend a free service by www.interiordesigners.net - they will connect you to designers that match your style and budget. Its a bespoke personal service which is entirely free for the client.

Building the team around you is about clear, concise planning and most importantly budget. Make sure you ask the hard questions, so no stone is unturned. Let me know if you need any further advice - and good luck!

Lauren

info@laurencaisleyinteriors.com
8 December, 2016last modified: 8 December, 2016
ajstracey thanked Lauren Caisley Interiors
PRO
d & b
I did not know I could publish third parties website on this site, here some links http://www.maxianhomes.co.uk, www.dandbdesigners.com
8 December, 2016
ajstracey thanked d & b
PRO
ArchitectureLIVE
Hi Alan,

We're RIBA chartered architects based not so far from you. We're obviously biased but we do believe that you get best value for money by going through a competitive tender process to appoint your contractor. This requires the design and tender information to be done independently. Saying that, its always good to start looking out for the right contractor. Typically we recommend finding 2 to 3 contractors for the tender list to get interested in the project from an early stage.

Good luck!
8 December, 2016
PRO
A BEAUTIFUL PLACE .es
Hi Alan, I agree with the comments above. If you would like to be directly involved in the process and every step of the renovation you can hire individual companies that suits your budget and style. Houzz website and provided links already give you many options. This way you will for sure learn a lot. All in one solution is also recommended and seems to be the easiest option as you don't need to worry about many aspects you are not familiar with. I guess hiring all in one company may also accelerate the whole process. All depends on your budget and how much you would like to learn :). I would recommend first to decide exactly what you need, make some simple floor plans and ask many professionals for a quote, then you will get a better idea what possibilities you have and for how much. And obviously I would also talk to your neighbours to find out how they dealt with their restoration. Good luck!

Marcin
8 December, 2016last modified: 9 December, 2016
ajstracey thanked A BEAUTIFUL PLACE .es
PRO
&INK Design
Dear Alan,

The best way to start is to find someone who will talk you through the design and construction process and let you know what each profession actually does, roughly what thy are likely to charge, and then you can decide what you need and if you need them at all! I am happy to do this by phone free of charge if you would like to contact me via my page. Best of luck!

Barbara
8 December, 2016
ajstracey thanked &INK Design
PRO
Dorin & Coppel
Dear Alan,

I invite you to visit our website www.dorinandcoppel.com. Our services includes: Interior Design, Architectural design & planning and project management tailored to each individual client and project. We are based in Notting Hill, London, with projects in London and overseas.

Feel free to contact our team on info@dorinandcoppel.com and we will be happy to help you!

Looking forward to hearing from you!

Best,

Dorin & Coppel Team
8 December, 2016
ajstracey thanked Dorin & Coppel
Jonathan
If you are going to have the sane extension as next door then I would investigate if using their architect will mean duplicating plans and therefore less expense.
8 December, 2016
ajstracey thanked Jonathan
PRO
Seven Integration
Alan,

When talking to your architect/builder make sure you think about and discuss how you want to use your new home once it is complete. Planning now for "smart" features and technology will mean you don't find yourself with a home that is out-of-date as soon as you move in. Get the infrastructure planned in from the start. Of course, I can help you with that! Happy to have a chat on the phone or over email and give some free advice.
9 December, 2016
ajstracey thanked Seven Integration
Anita
Hi Alan,

We are in the middle of building work with similarities to yours - although our extension is single storey. Approx total area of remodelling/ extension is 80 sq m.

So much depends on how big your budget is.
I've been really shocked by how expensive building work/materials are!

We've had to be mindful of cost throughout, so we used an architectural technician to do our plans and consents ( cheaper than our 6 architect quotes). We needed both planning permission and building regs approval.

We tendered for the building company but it was a shocking waste of money and I would never tender again!

In the end I did my own research and found a small local building company who gave us the best quote by far and is doing a good, thorough job.
Please ask if I can help further,

Anita
9 December, 2016
ajstracey thanked Anita
LTS
Hi Anita - did you have to pay for the tendering? Is that because you used your architect to get quotes for you? Sorry, am a bit confused! Currently waiting for quotes from 4 builders who were recommended to me & I contacted myself. Thanks!
9 December, 2016
Anita
Hi, yes. tendering is basically when the architect sends out the plans, job spec, etc. to a number of building firms. They submit quotes in sealed envelopes and the client chooses the best one. It cost us approx £700.

Out of the 6 sent out only half bothered to tender and they were way, way over our budget! Also, I later found out that it was a 'jobs for the boys' situation between the architect and the builders. Also, many builders I've spoken to say they don't get involved in tendering as it is too time consuming doing the site visits and the costings with no guarantee of the work. They also say it's not a fair process.
9 December, 2016
ajstracey thanked Anita
PRO
IN&OUT PROJECTS LTD
Hi Alan,

Just to add to all mentioned above.

You do not need to do tender via architect, but tender documents with full specifications and design have to be prepared so all the builders quote you for the same job. This will eliminate the unwanted surprises when the actual works are being done.

If you have tight budget I would look into option to use different contractors for different jobs. You will need to have project manager to run the job to be able to get it done smoothly. Let me know if you want to know more about this option, so I can explain more.

Good Luck with upcoming project

Serge
9 December, 2016
ajstracey thanked IN&OUT PROJECTS LTD
LTS
Thanks Anita. We used an architect to do the planning drawings & included as much detail as possible in his subsequent building regs drawings. Am sure I'll need to sit down when the building quotes come through!
9 December, 2016
PRO
Evolve Interior Design
Hello. There's a great team in Weybridge, White & Lloyd, who look after all of the bits beyond planning permission documents, so that structural engineering, party wall, QS etc. They also work closely with a number of local architects so through them they could recommend a designer and then you'd get a local package, which might be attractive - give them a call and they can talk you through the process.....

Give me a shout if you need any more help! Kate
10 December, 2016
ajstracey thanked Evolve Interior Design
PRO
Evolve Interior Design
Just a note about tendering - unless your project is of a significant size, then tendering can be an expensive option. If it is over approx £250K then it's worth it - under that? You may as well get builders quotes yourself....
10 December, 2016
ajstracey thanked Evolve Interior Design
PRO
Evolve Interior Design
Actually, I meant a paid for tendering service through an architect or QS.....failed to include that detail, oops, sorry!
10 December, 2016
ajstracey thanked Evolve Interior Design
PRO
Man About The House - The DIY & Odd Job Handyman
Just a word to the wise as nobody seems to have mentioned this yet. You have had an offer accepted, which is fabulous, however, house sales fall through for a variety of reasons every day of the week. By all means talk to the local council about what they may or may not find acceptable, but until everything is signed on the dotted line, don't spend a penny!
10 December, 2016
ajstracey thanked Man About The House - The DIY & Odd Job Handyman
PRO
Nicola Scannell
I would tend to agree about not spending money before the deal is done ! If there is blueprint already then it is easy. I offer a total design to finish service with my own team of builders. You will save a lot of money using this kind of service as I don't waste money outsourcing. If you are interested please do get in touch.
10 December, 2016
ajstracey thanked Nicola Scannell
Angie
Can you live in the house for a while before building? I ask because we bought our house last year planning to build a side return extension, but were advised to live in the house a while before making expensive decisions. It was good advice as we fairly quickly decided not to extend.
Angie
10 December, 2016
ajstracey thanked Angie
tamp75
I'd agree with both angm47 & man about the house. Before we bought our current property, we were set on buying a house & had people in to give us quotes on work, etc but then discovered the property had mundic & we had to pull out. Fortunately, we hadn't spent anything. Where we are now, we had plans to extend but once we'd lived in it, our ideas changed. Although we've still extended, it's completely different to what we'd initially thought we'd do.
10 December, 2016
ajstracey thanked tamp75
ajstracey
Wow, thanks for the advice everyone - hugely appreciated. We're awaiting the results of the survey and will set about contacting a few of you in the coming weeks. Thanks again!
13 December, 2016
PRO
The Classic Barn Company
Hi

In all cases try to only source contractors and service providers that have been recommended and whom display previous project referals - good luck with your project.
The Classic Barn Company · More Info
13 December, 2016
PRO
Croydon Window Company Ltd
Hi Alan, we work closely with a design and build company which do a lot of new renovations including in Weybridge, Surrey should you still need advice? They have been involved in a lot of work St George's Hill, Weybridge. Let me now if you still require help with this project?
15 December, 2016
happybananza
I can advise this British brand for plumbing: houseofenki.com
19 December, 2016

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