If you don't employ a designer you may spend more than you can afford building or change more than you actually need.
If you're doing a comprehensive redesign a good designer will help make the most of what you do and will help you realize your intentions.
A competent architect is trained to survey and inspect buildings, to perform basic structural calculations, detail materials, insulation and weathering issues and co-ordinate it all in a design package relating to both the building and its interior.
The different professions in a building industry arose from specialization as time went by and projects became more complex.
Surveyors, Engineers, BER specialists, Interior Designers all bring specialist skills to the table, and in my experience the proper co-ordination of a team always improves the work, but they should not be brought in until they are required.
Some will argue that a surveyor needs to be brought in from the get-go, but I tend to disagree in this case where a lot of work is intended - see my last point below
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I would strongly suggest you retain an architect for the initial review and design phase, and take his or her advice on what other specialists may be needed.
When the design is looked at in sketch form an engineer may be needed to assess the building to maintain structural integrity
The architect will organize a visual survey of condition and taped survey of the house sufficient to proceed to design and then take your instruction and prepare final design and tender drawings which can go our for costing.
For the record Quantity Surveyors are a further specialization in the industry and relate to the drawing up of the Bill of Quantities and it use in procuring the works for an accurate cost.
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Architects fees have been the subject of several threads on AAM.
Percentage fees, fixed fee package of services and time charges are all available for use in calculating the architect's fees.
It really depends on whether you want a bespoke package, a competent but limited service or an ad hoc arrangement - each have their merits, but in every case you will get what you may for.
In your case I would expect to agree a fixed fee for the survey, with perhaps an hourly rate for the design phase, which can drag on depending on client decisions and instructions.
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Cost of tender advice can vary depending on the quality of the tender drawings and the number of tenderers, but since its the basis for the work, you could be well advised to allow your architect advise you and then to undertake negotiations.
On the other hand, if you have the necessary competence you may take this on board yourself, but by competence I do not mean "if you think you can do it".
I mean that you have discussed tender prices before and procured a good deal.
If not you could be fleeced by the builder.
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There are reasons to employ a surveyor and these can overlap with the employment of an architect.
I don't think you should retain a surveyor at this initial stage if you are intending significant re-design of the dwelling.
I think you should ask an architect to inspect and advise you on your intended work as well as assess the building.
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As to questions you should ask a surveyor, its more what you should expect, over and above a competent architect.
Where extensive work is not anticipated a surveyor will perform adequately, giving you a professional assessment of the existing building and noting any apparent defects.
A good surveyor may also include comments about the generic house type and known faults, or specific problems associated with the general type of construction and house type, flat roof failures, etc.
A professional who knows the area and possibly even the work of the particular the builder may even have some particular knowledge to impart about hidden faults.
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You should also demand to see the BER Certificate for the dwelling as this must be provided for any building for sale or letting.
Any comments provided by the BER Assessor may inform your future course of action in relation to works to the house.
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To get the most out of your agents, you must define what you really want from the house and ensure that the professional you appoint are competent in what they are trained to do to provide the answers you need.
This is why the appointment of an architect is best even before you decide on which house you want, because drawing out your true desires, especially if you are a couple, may direct you to a different property.
I mention the couple aspect because often its only when the architect is appointed that the hard talking starts and the couples finally face the conflicts between where they want to spend their money.
It would be better if this was thrashed out in briefing meetings even before the house was purchased to ensure that the eventual home had what they and they family actually needed.
This is particularly so in the case of older or period properties, where addressing damp and mould problems needs to be part of the initial budget to avoid health problems later on.
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I trust this has been of some use.
Best of luck with it.
ONQ.
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All advice on AAM is remote from the situation and cannot be relied upon as a defence or support - in and of itself - should legal action be taken.
Competent legal and building professionals should be asked to advise in Real Life with rights to inspect and issue reports on the matters at hand.
