Top tips when considering building an extension

1. Do your research for obtaining your planning permission!

While not every building project necessarily requires full planning permission, it is still a good idea to seek professional advice on the best way to go about making any changes to your property's structure.

Although, if you have the time on your hands, do your research! Recognising what falls into "permitted development" is useful when budgeting and working out timescales. Remember to include any development to the original structure in your quota for what is considered permitted. You can find out more via the Planning Portal or if your builder offers the full design and build package, it's an area they are likely to advise you on - just be aware some companies will charge for this.

2. It's good to talk!

Put the feelers out with your neighbours regarding your building work. It's a good idea to be open about your plans to extend as sometimes the smallest of changes can provoke concern. Neighbours may worry about privacy or overlooking and already having their concerns in mind when seeking professional advice, can help avoid any unnecessary dispute. Your architect being aware of any potential issues from neighbours can also help them to create a sympathetic design that can then diffuse any potential objections. Objections to your proposed building work doesn't always mean its the end of the line, it can just slow the planning process down.

3. Consider your timing

The Government's Planning Portal advises that determining your application can take around eight weeks, although complicated or large applications can take longer. This, along with potential objections from neighbours could also slow down the process. Your local planning office can be more precise on timescales.

With that considered, remember to include the time it may take to find, meet and instruct an architect to liaise over designs, advise you and then create your architectural drawings. There may be the need for a structural engineer and a building control officer to get involved depending on what you're hoping to achieve.

Throw into the mix selecting a reliable, reputable builder and their availability, the time of year you'd prefer the work carried out and dare we mention how you are setting up funding the works...

Overall, if planning permission is required, it could be a good 4-6 months of preparation to get to the point where there's a spade in the ground.

The good news is though, your planning approval is valid for 3 years, giving you time to firm up ideas, find a decent builder and to get your finances in place.

4. Choose the right builder for you

You don't need to start contacting builders to find out a cost the moment you've decided you want an extension. A reputable builder will certainly be able to give you a ball park figure for works, but they need to know exactly what you expect from them using drawings so they can see what is and isn't included. A good builder, armed with all the architectural drawings and specification of what you require should be able to supply you with a detailed breakdown of their quote. Commencing building work using a ball park figure leaves far too much ambiguity and the eventual cost may end up a shock to your bank balance.

Remember the builders you choose are likely to be around you and your family/pets for what could be months depending on the size of your project. From the offset, as yourself -

Are your builders communicating well? Do they seem professional?

Are they approachable?

Do they appear trustworthy?

Are they experienced?

Does it sound like they know what they are talking about?

most importantly, what does your gut say about them?

You've probably heard this one before.... don't automatically go for the cheapest quote - find out what has and hasn't been included for all quotes to make sure you know what you're paying for.

5. Who is going to project manage?

Ideally, one company project managing the whole build makes more sense - unless you're already an expert in construction project management and co-ordinating several trades at once, that extra management cost your builder will charge will be worth every penny for the reduced stress.

Not only are you paying for less pressure for you to be completely on the ball, but you're also putting the onus on the builder who will take responsibility for the project overall... The builder will use their expertise and guidance to find solutions if things aren't going to plan.

6. Communication & confidence

This is between both you and your chosen builder - how is your builder planning on keeping you informed of what's happening week to week? and more importantly, what works or materials may be altering the cost? Ensure you're giving your builder clear instructions as to what you're expecting finishes-wise, with plenty of notice! Chopping and changing of colours and styles finishes at the last the minute may seem like a simple request, but for the builder it could add time onto to build program re-organising trades and materials around new orders.

Be sure to ask for copies of your builders insurances before they commence work! The last thing you need is to have something go wrong on site to either the property or personnel, and for there to be no cover!

Some builders can put contracts in place giving you the security and peace of mind that your money is safe by having a formalised payment structure and a detailed agreement of the works required.

7. Keep your budget in the forefront of your mind!

You have a figure in mind that you're willing to spend on your exciting new project, but lets be honest, bricks and mortar, steel and timber is not the exciting bit! Your builder should be able to break down how much the build itself costs.... it's your finishes that can really bump your price up, so be mindful of your budget when you've spotted your dream tiles on Pinterest, as the high end quality of finish may not have been accounted for by you or your contractor in your quotation.

8. Keep it real!

If you're having an extension built, particularly that requires a knock-through you will need to expect some mess! Most builders will tidy up after themselves and make a space safe ready for continuing with work the next day, however expecting them to be bleaching throughout your house is unrealistic. Ask your contractor to seal up any openings, keep your internal doors shut, stay patient and embrace what will be worth it in the end!

Brighter Architecture & Building Ltd, Manchester, Warrington, Cheshire