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When your home is no longer big enough, you face the decision of whether to move or extend and improve. If you have the budget, moving can allow you to upsize in all areas, but it comes with considerable upheaval and costs. So, for many adapting a current home can be a great option. And, if you have never done any building work on your home, it may be that you are not using the space to its best advantage.
If you have no previous experience, then it’s easy to underestimate the costs, complexity and number of issues that can occur.
Darren from City and Urban Scaffolding in Essex has seen this first hand. “We’ve encountered many situations where people are not prepared for issues along the way. On a few very sad occasions we’ve seen people having to stop all work because they’ve gone over budget to the point, they don’t have the funds to continue.”
So, what are the key problems and pitfalls that people encounter and what is the best way to avoid them?
You need to be crystal clear and specific on what you want to achieve within the budget you have available, and ensure these are in sync. As a very rough guide of cost, it is said that a simple one-storey addition to your home starts at around £1,200 per m2 going to £2,500 and up for a more luxury and complex design.
Bathrooms and kitchens are considerably more at £5-10K , for a basic refurbishment, and if you are in London the cost will be higher still. Ensure you get proper written quotes. A measured survey for the precise dimensions can help. Take as much advice as you can get and be clear on how and who is managing the project. Create a schedule of all the work involved, and get a second opinion to ensure you are being realistic!
Under-calculating the basic costs is a common issue alone. But you should always factor in a contingency budget, usually recommended to be at least 10% of the total. From the offset you need to allow for all the potential issues, delays and extra costs that can occur. From the weather, to unexpected structural issues, to drainage concerns.
There are problems that you can’t prevent, but there are also plenty that you can through thorough research and planning. If you know there are drains going under or close to the extension area for example, it may be worth contacting a drain expert such as the The Drain Guys, to avoid later surprise costs. There are companies like this in most areas so give them a call and have a chat. Not all drainage companies are the same so check reviews!
Consider all aspects of the work and all possible problems in the surrounding area.
Even if you do not need planning permission, you need all work undertaken to meet building regulations. These cover safety issues, energy efficiency, ventilation etc. and can hinder sale of your property at a later date if not followed. Be aware that the standard of new work undertaken may exceed the existing standard in your house. It’s worth researching and knowing what is required rather than just hoping your builder will take care of this and then having to retro-fit solutions.
Alternatively, you could call upon the services of a structural engineer or building surveyor who can provide structural calculations and advise on building regulations and other legal and statutory requirements when carrying out work to your property.
Many extensions will fall within ‘permitted development rights’, but don’t assume. Check out the specifications of your project and be sure if you need planning permission. And do this as early as possible. The Government Planning website is a great place to start. Underestimating the time involved in arranging planning permission is another common issue. It is worth consulting your local planning department with your application. Basic advice is free, or if your project is large or complex it may well pay in the long-run to get professional advice from a planning consultant or contact us and we can provide details of surveyors in your area who can provide this service.
The planning authorities in the UK have a statutory time limit of 8 weeks for decisions on ‘non-major developments’ but it’s worth noting this is often not met. Many people endure delays due to errors in the forms submitted, additional surveys having to be undertaken or dealing with objections from local residents. Be aware of the impact of delays on your project and schedule.
Problems with builders and contractors is another commonly cited cause for problems. Take some care in selecting your tradesmen. Seek out personal recommendations and get multiple quotes. Check out the company, their insurances and building regulations compliance certificate, and if they have any registrations with trading standards schemes.
Use Check A Trade or even the Federation of Master Builders and read reviews. If a quote is very low, don’t assume that has to be a good thing.
Good communication is at the heart of a smooth project. There is a lot involved, and for newbies, probably more than you realise. Projects will often seem overwhelming at some point. The more prepared you can be from the beginning and the more you can ensure everyone is informed, the better the likely outcomes. It’s best to expect a few hiccups along the way. It’ll be worth it in the end.
Moving and Improving always recommend using the right professionals and if you are in any doubt, we can provide information about the services each of our professionals can provide to make sure your project is structurally sound and compliant.
This article has been written for us by Aaron James. Aaron is a freelance writer based in Sussex specialising in Lifestyle and Business.
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