Hi all, hope people can offer advice please! planning to do an extension for a number of years now and right now seems to be a good time moneywise to do it but i'm not sure which avenue to go down.
i want to knock a single bedroom and bathroom and rebuild a 2 story extension in it's place, some internal modifications and decorate throughout.
i'll need to sumit drawings for planning permission so probably need an architect... here starts my dilemma!! I;ve had 2 architects out to look at house, neither filled me with confidence (also know them personally which can cause problems!)
so, is it wise to use an architect from beginning to end? does this mean they 'choose' the builder? will this ultimately be cost efficient at all? Or ending up costing a lot more?? I'm very confused by all this... it will cost so much money and time, i really need to go in with my eyes open!
Hi luckstar,
Yes you should use an architect from beginning to end.
Yes, any worthwhile endeavour costs money and time.
However, here is where things start to get interesting:
No competent architect will recommend a builder without qualification or suggest that you choose a builder without a tender process and you should steer clear of any that do so.
A qualified recommendation might include a list of builders with whom they have worked and found diligent and competent.
The qualification in the current climate that you don't know what the staffing levels are like or whether the current team is at full strength.
Two years ago the qualification was that any builder might be difficult to keep on the job because of pressure of work.
Regardless of comment, the architect should investigate any builder on the eventual tender list to see if they can provide a competent, compliant service NOW, as opposed ot what they may have done a year ago.
This is also partly because a lot of builders have taken on badly paid work to keep going over the past year or so and have traded below cost, with the result that their debts are steadily rising and they may eventually go bankrupt on a job - possibly yours.
This needs careful investigation by the architect before the contract is signed and may involve a review of the builder's accounts and tax certificates.
The choosing of a builder starts with the assembly of the list of prospective tenderers, which may as noted above include builders the architect have worked with before.
This is where a Quantity Surveyor can be very useful on small work, because he will know the work of a range of builders some of which will be well suited to the scale, extent and difficulty of the work you want done.
Even without one retained formally, your architect may request comment from one for a builder of choice.
In relation to the work, the difficulties with extensions centre on the tightness of the site, the possibiliyt of continued occupation during the works and the need to provide both temporary and new permanent support for the existing building.
Allow me direct you to two threads in this forum for a general background:
Key Post What to ask the architect at our first meeting
http://www.askaboutmoney.com/showthread.php?t=131450
And
Key Post Self-Build FAQ
http://www.askaboutmoney.com/showthread.php?t=126261
There are many other useful posts and indeed
Key Posts on this Forum, but these two should help get your head around your endeavour.
In relation to overall cost and complexity, your architect will firstly review your own assessment of what you need and your wish list.
Your architect will then assess your way of life and what your circumstances suggest you may need to consider doing with the house in a few years - this to include a degree of future proofing into the design.
Finally your architect will assess the building, the site, the planning contstraints and your budget and recommend what seems to be a good balance between what you want the house to become, what the house can become and what your architect's design requires.
There is no need to assume your budget will go out the window because you have an architect retained.
Many architects will work for a fixed fee - once this has been agreed and a letter of appointment signed, your architect can work both on the design and with the builder to reduce the overall costs of the project.
For example, depending on the floor area of any existing extensions and the area you require, your architect might be able to design your extension to avoid the need for permission, by keeping the design withing the parameters set by the Exempted Development Regulations.
Equally, instead of jumping through hoops to avoid getting a permission, your architect might come up with a very cost-effective means of building and future proofing that does require a permission and your architect will guide you expertly through that process.
Finally regardless of the route chosen, you may have to negotiate with your neighbours in relation to - for example - building along a boundary and offering them later support of the same wall as a sweetener - your architect can advise on, help conduct, and provide documents and sworn maps to assist your solicitor in finalising a binding agreement between the parties.
The architect's job is to provide competent design services, but any architect of 10 years experience or more should have some conveyancing experience, tender experience and contract experience.
Therefore, he will advise on establishing the list of tenderers, the form of tender, the form of contract and conduct post-tender negotiations on prices and improve buildability to reduce overall costs.
Hopefully this brief resumé of the architects role, responsibilities and strengths will offer some comfort as you set off on this great adventure.
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.