The house stands empty, a shell of it’s former home in a plot with a few mature trees, but void of flower beds and borders. There it sits waiting for action to transform it into a home once more. It appears from the outside that nothing is happening, but nothing is further from the truth. A flurry of activity is taking place off site.
Quotes for the Structural Engineers drawings have been obtained for the work which can be carried out on the existing house not requiring Planning Permission, but just Building Control. These drawings provide the calculations for the steel lintels and supports required, for builders to work to, and for Building Regulations to come and check, and sign off once satisfied that the work has been carried out satisfactorily. To remove a chimney breast (leaving the stack in situ) knocking out the wall between the existing kitchen and dining room, knocking a wall out between the hall and new kitchen for a glass partition and doorway. Also to add enforcement in the attic roof area for extra support for the removal of the walls between the existing bathroom, toilet and airing cupboard, to make a bedroom. I also asked for a quote for the additional structural drawings and calculations for the work which does need to wait for Planning Permission. The choice was easily decided upon, in this case the price. One quote for the initial work was for £325.00 with no VAT, the other was £560.00 plus VAT plus disbursements (these being an unknown amount). The quotes for the additional structural drawings subject to Planning Permission i.e. structural calculations, for supporting beams, foundations and ground slab. One was £1325.00 with no VAT, and the other £1595.00 plus VAT and disbursements. As the drawings should be exactly the same, it was an easy decision. The drawings have been sent to a builder we know, and have worked with before, and a copy has been sent to our Architect to pass onto a ‘friendly builder’ he knows to quote on the initial work. It appears however, that builders are extremely busy and think our major stumbling block will be the availability for our planned schedule. We would like a builder to start the work the week beginning the 20th or 27th October, so this work can be finished prior to commencing the extension. We should receive our planning decision by the end of October, and hopefully it will be approved. If successful our Architect will prepare the working drawings. We will also require a Party Wall Agreement. http://www.theguardian.com/money/2013/mar/14/home-extensions-plans-party-wall This is an agreement drawn up between ourselves and our neighbour, because the extension will be less than 3 metres from their boundary. Photographs are included as visual evidence, so if any damage should occur to their property whilst work is being carried out, they will be covered for repairs and damage caused. I have two quotes already for a Party Wall Agreement, one for £650.00 plus VAT and one for approximately £1200.00 plus VAT, as I say, shop around.
In the meantime, the old kitchen units will be stripped out, leaving the sink and working taps for the all important cups of tea. The bathroom, and upstairs toilet will also be removed, leaving the downstairs cloak room in situ for the time being. The existing radiators and plumbing pipes which are mainly lead will also be removed. All items I would like to clean up and restore to possibly re-use in the house, such as the basin in the bedroom in the new downstairs cloakroom and the original glass splashbacks I will bring home and store in my garage off site, to prevent from being ‘skipped’ or damaged by builders. Anything else salvageable which I shall not be re-using will also be stored off site and sold. Remember that copper and lead are valuable materials and these too can be sold and the proceeds put towards something else needed for the renovation. In one of the bedroom cupboards are some wrapped up bolts of fabric left by the previous owner. Much to the consternation of my husband, these too will be bought home and inspected to see if I can re-use the material anywhere in the house or sold as ‘Vintage’ fabric. It will need to be laundered first.
Our Architect has arranged a meeting with one of his ‘friendly’ builders to look at the proposed plans and give a rough budget guide price for the extension and other work. This will be a guide price only, to give us an idea, as the working drawings will detail the materials to be used for the structure, finishes and fittings. The drawings will also include electrical and plumbing requirements. These detailed drawings will then be sent to builders to quote on, so they are all quoting for exactly the same work, making comparisons easier. However, we are going to to our own detailed and scaled plumbing and electrical drawings ourselves. This is because we know where we want to place our furniture, bathroom and kitchen plan, the rooms functions and our lifestyle and how we want the space lit. My husband is a professional plumber who will install the bathrooms and domestic plumbing requirements. He is under the VAT threshold, hence saving 20% on the plumbing bill. The electrical drawings, along with details of switches and socket products required will be sent to the building firm to add to their quote package and to individual qualified electricians. However, despite having detailed drawings some tradespeople will still ignore the details and take the easiest route for them, including placing a room thermostat in the centre of a wall. I don’t know about you, but I would rather look at a painting, or hang a mirror or shelves on a wall than look at a room thermostat! It has been done, and moving the switch once the wall has been plastered is an added cost. So keep an eye open as work progresses.
This decision is going to be unpopular with builders. Most builders use their own preferred sub-contractors who invoice the builder direct, and then in turn the customer receives a bill from the builder. Our Architect offers a service of preparing a tender/ negotiation and obtain competitive tenders from builders he has used and worked with before. These fees are based on 1% of the build costs plus VAT. The Architect will also prepare a contract between us and the contractor, issue certificates for payments, for practical completion and final certificate after checking the final account. Again this cost is based on 1% of the build costs plus VAT. This is a great service if you don’t have a clue abut building and renovation or really don’t have the time to project manage yourself. It should remove a lot of the stress and responsibility. Should you be more adept and have the time to project manage, and be able to do some of the work yourself, schedule the trades at the appropriate time, this will save you money. Be realistic about your time and capabilities. Some of the house renovation programmes on television are misleading. I would love to see the detailed budget breakdown on their costs for a substantial building project said to cost £88,000.00 and completed start to finish in just five months, doing most of the work themselves, despite having full time employment.
So, I’m busy sketching, drawing, sourcing and putting details onto my spreadsheet. Don’t forget the exterior of the house and landscaping too at this stage. Incorporate outside and garden lighting, patios, terraces, paths and drives into the drawings. This is time consuming, but will save a lot of time later.The London Design Festival is on at the moment, and have taken the opportunity to visit some of the events. There has been so much to see, which I would have loved to attend, but time has not allowed. These exhibitions and shows are great for ideas and sourcing products. The Home Renovation and Building Show http://www.homebuildingshow.co.uk/ is being held at Olympia from 26th to 28th October (this weekend). This is a great show to visit for ideas, help, advice, talks and lectures on different subjects and have specialist teams on hand to help you. Well worth a visit. If you can’t make it to London this weekend, the show is also being held on other dates around the country.