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?

Thanks so much for your insight! I was anticipating an increase (we were given estimates around 15k lower!) but just not to that extent. Do you anticipate things settling down at all or ongoing increases? In terms of the living space it would be a huge improvement and as much as I would love to I'm just not sure we can justify so much on this house 😣

You need an architectural technician, a designer, a concept planner or a CAD specialist.

I suspect that this eco sounding new law will be largely ignored by developers.