Hi James, Very much depends on the size and type of project, specifics to the site and build etc, however lots of people tend to get builders quotes using only the approved plans and specification. The danger with this is the lack of detail and specifics to your project, and you can end up with significant variance in prices quoted. If you choose a builder this way you also have the risk of paying substantially more than the initial quote, and/or ending up arguing with the builder over costs & item quantities and so on, specifically because of the lack of detail and 'mis-understanding's'. Programme of Works - sets out what happens when, project duration, key stages, inter-dependencies and so on, and something you would agree with the builder. Basically a Gantt chart, and something a lot of small builders won't use, preferring to quote for example a build schedule of 12-16 weeks depending on the job/weather etc. Always worth using particularly when working with more than one contractor, and when you do use most builders should try to commit to it. Cost Framework - how the job's being priced; whether via bill of quantities, schedule of rates, fixed price quote, provisional sums for different/specific elements etc. Most builders will price as a fixed lump sum, and will often include in their quote provisional sums for different elements (eg, could be radiators/type, £m3 for extra depth of foundations reqd, specific door furniture etc). For the average extension (if there is such a thing), you should as a minimum aim to get a quote with a Schedule of Works. This lists the specifics of your project and your choices, for everything from windows to sockets & door furniture, includes a lot more detail and should be read/priced against in conjunction with the plans & specification. You can have this drawn up by a project manager/architect or surveyor, and the net result should be that you get more accurate/consistent quotes in and hopefully less surprises down the line (though you should always allow for contingencies, as its very rare that you won't have something extra/unforeseen to pay for). Site-specific issues, working times etc can be included in the Schedule of Works, as can addressing/highlighting any conditions of Planning. You can agree a payment plan with the builder, always in arrears, and the specifics of this can be included in a JCT Minor Works Contract, which you can purchase online from RIBA. If you're unsure or don't feel confident dealing with these aspects, you should always get help, and particularly if you ever have any doubts regards payments against valuations/work completed. Other issues you will have to contend with include the CDM (Construction Design & Management) Regs 2015, and possibly Party Wall matters if applicable, and you can get lots of info about these online. It all sounds a lot scarier than it actually is, and you may feel a bit more confident once you research further. Hope this helps!

Hi irina, total ground floor extension size is 30m2. Total 1st floor extension being added on is 7m2 (so 23m2 of the ground floor needs to be roofed) The loft area takes up the same area as the whole of the first floor which is 53m2 (including widths of external walls). So completely new roof at a higher pitch for this, it is gable roof but then with a large dormer to it. I should point out there is already a small extension on the house which is being knocked down for the works - this is ~5m2 in total but this means that of the 30m2 of the ground floor extension, 5m2 already has foundations. When I was working it out based on £1500 per square metre for the ground floor extension, plus £750 per square metre for 1st floor (which seems pretty standard from what I’ve read), this means the ground/first floor should be roughly ~£50k, which means the expensive builders are charging £78k for the roof lift loft which seems excessive. Especially as the quote with the most expensive roof is at coming in at £30k just for the roof, which means it’s either costing 48k simply to board out/plumb/plaster/insulate/electric the loft or the extension elsewhere is costing a lot more than £1500 per square metre!

Hi there, I've lurked and searched for a little while, but was hoping someone could point me in the right direction re getting builder quotes for our project? We're planning a two storey side extension, plus a single storey kitchen extension to the rear and some internal renovations. The plans were drawn up by an acquaintance who is an architectural technician and have now been approved. At present, the planning permission plans are the only documents that we have. We asked our AT about buildings regs plans etc, but he advised us to speak with builders first, as a full plans application may not be necessary. To date, we have gathered builder recommendations from friends and neighbours and have approached four so far; one didn't seem interested at all and one asked us to email over the plans for an initial look, but hasn't yet acknowledged/responded. The other two have both been to visit. From discussions with the two who visited, we have received the following advice: We should get a structural engineer to produce drawings/RSJ calculations as a first step. Both builders provided their contacts, who have both now quoted (around £1000 inc VAT - does that sound realistic?!) Full building regs plans won't be necessary - we can submit a building notice instead, with the necessary inspections etc as the project progresses Once we have the structural engineers drawings, the builders would be happy to provide a quote. However, I'm concerned about getting a detailed enough quote and being able to compare like-for-like. Should we get a full building regs plan drawn up anyway, even though they've said it's not necessary? And/or should we get a detailed specification drawn up, right down to door handles and types of tiles etc (as I've seen in examples online)? Our AT could draw up one or both of these for us I think, but he is super busy...... and didn't seem to think they were strictly necessary (even though it would obviously be more business for him!). Or is it enough to provide the basic plans, structural calculations etc, and write up a basic "specification" ourselves to go with it? It it enough to just have pointers on certain areas (ie. underfloor heating in the kitchen, electric velux in bedroom, bricks from garage demolition to be retained, boiler and gas meter will need moving etc)? In terms of timeframe, we aren't planning to start any work until around April next year, at the earliest. However, we're aware that good builders get booked up and are keen to get things moving! Any advice?

I am happy to recommend a builder for you to contact but it would be great to know your location 1st. My advice is meet with at least 3 to get quotes, get to know the builder, look at examples of his/her work, ask for a reference call - or even visit one of their projects. Do your due diligence ! If you get a tingly bad feeling listen to your gut, Be sure to get a full itemised quote and ask what hidden costs could there be. Add at least 20% on for contingency. Ask for a timeline of what decisions you will need to make by when. I completed a full home renovation project in 2019 and the number of decisions you need to make can be very overwhelming - so have support or get ahead. Find a local Interior Designer to work with. Hope these tips help. Good luck