This time next year (Peckham townhouse renovation)
Discussion
The garden will receive only the bare minimum attention for now, until budgets allow for a fuller job.
The single storey extension will come to the end of the current lean-to. A sunken patio will extend 3m further.
The rounded shape of the rear is shared by three other neighbours but I'm not aware of that feature anywhere else locally.
This is going to be a good one to watch. Why do I have the feeling that this is going to be one of those projects which throws up a lot of ..."while he had all this ripped out we thought we might as well do it" moments? Deep pockets required, but it could be stunning and will be a good investment if done properly. Best of luck.
We've budgeted realistically for good quality, I think. Like I did with Chamonix, the plan will be to apply the 80/20 rule and focus on those key items that really add value, being more prudent elsewhere. There are already dozens of 'while we're doing the work' ideas jockeying for attention but those pockets are far from bottomless and I'll need to be disciplined to contain ourselves.
Can anybody offer advice on a specific party wall process question?
The structural engineer's report is running two weeks behind and this is holding up the party wall surveyor's work. I'd like to issue the PW notices as soon as possible because that's currently the biggest threat to the schedule. For those who don't know, you are required to serve these notices 2 months before work commences but this can be shortened if everybody agrees to their content. I'm cautiously optimistic that the neighbours will be cooperative but one neighbour is the nervous type and could be easily spooked if corners are cut, especially at this early impression-building stage.
The architect/PM has suggested the notice can be served with the works listed as 'to be defined by the surveyor' and then agreement sought at a later date, once the full detailed work has been completed. I know that after 14 days without consent the notice automatically becomes 'in dispute'. The full details won't be available until 2 weeks time and then the neighbours will need some time to seek advice before they can respond. Assuming they consent to the party wall awards once they have the full information (but after the 14 day period has expired and the issue is 'in dispute'), does their consent nullify the 14 day expiration and we're all good to go?
The structural engineer's report is running two weeks behind and this is holding up the party wall surveyor's work. I'd like to issue the PW notices as soon as possible because that's currently the biggest threat to the schedule. For those who don't know, you are required to serve these notices 2 months before work commences but this can be shortened if everybody agrees to their content. I'm cautiously optimistic that the neighbours will be cooperative but one neighbour is the nervous type and could be easily spooked if corners are cut, especially at this early impression-building stage.
The architect/PM has suggested the notice can be served with the works listed as 'to be defined by the surveyor' and then agreement sought at a later date, once the full detailed work has been completed. I know that after 14 days without consent the notice automatically becomes 'in dispute'. The full details won't be available until 2 weeks time and then the neighbours will need some time to seek advice before they can respond. Assuming they consent to the party wall awards once they have the full information (but after the 14 day period has expired and the issue is 'in dispute'), does their consent nullify the 14 day expiration and we're all good to go?
Honestly? Speak to your neighbours. Whilst technically "in dispute", it's irrelevant if they are co-operating with you and just waiting for a report: the parties themselves have to push stuff through if in dispute - no-one is watching and automatically pushing you through the process. I would at least be telling them what to expect from you in terms of impact to party wall.
We had the structural engineers' report ready - that does make it a lot easier. Can you get another engineer, or have you already paid him? As you have 2 sets of PW agreements to do, I'd knock on both doors and speak to both neighbours, appraise them of the situation, start the process and simply keep talking to them.
We had the structural engineers' report ready - that does make it a lot easier. Can you get another engineer, or have you already paid him? As you have 2 sets of PW agreements to do, I'd knock on both doors and speak to both neighbours, appraise them of the situation, start the process and simply keep talking to them.
Harry Flashman said:
Honestly? Speak to your neighbours. Whilst technically "in dispute", it's irrelevant if they are co-operating with you and just waiting for a report: the parties themselves have to push stuff through if in dispute - no-one is watching and automatically pushing you through the process. I would at least be telling them what to expect from you in terms of impact to party wall.
^This. I went round for a cup of tea and took them through the proposals before the party wall stuff was sent. Better at their houses too if you can, as firstly they are not on the defensive as they are on their ground, and secondly, it may give you an idea if there is any settlement/ issues already with their adjoining walls.If they think you are open and honest its half the battle. Also reassure them that anything untoward will be fixed at your expense.
Most people don't understand pwa or technical drawings etc so keeping it simple really help me and my neighbours.
Harry Flashman said:
Honestly? Speak to your neighbours. Whilst technically "in dispute", it's irrelevant if they are co-operating with you and just waiting for a report: the parties themselves have to push stuff through if in dispute - no-one is watching and automatically pushing you through the process. I would at least be telling them what to expect from you in terms of impact to party wall.
We had the structural engineers' report ready - that does make it a lot easier. Can you get another engineer, or have you already paid him? As you have 2 sets of PW agreements to do, I'd knock on both doors and speak to both neighbours, appraise them of the situation, start the process and simply keep talking to them.
I've made a start on that already. The nervous neighbours on the right have already said they're advised by a lawyer friend to accept our PWS and they seem to accept the work needs doing and was inevitable whenever the property sold. They'll want all the details but so far their only concern was that they thought I would be older, which I'm trying to take as a compliment. I'm meeting the neighbour on the left on Sunday but she seems genuinely friendly and welcoming so far.We had the structural engineers' report ready - that does make it a lot easier. Can you get another engineer, or have you already paid him? As you have 2 sets of PW agreements to do, I'd knock on both doors and speak to both neighbours, appraise them of the situation, start the process and simply keep talking to them.
The PWS has been appointed but I'm finding it frustrating trying to get direct answers to direct questions from him and the architect. I'm now told he'll issue the notices directly but I'm pulling teeth trying to find out when that will be or what needs to happen before he can issue them. I not good at coping with knowledge gaps and being at the mercy of other people to drive critical processes in a project like this, especially when (to me at least) it seems to be running inefficiently.
Does anybody have a solid recommendation for a contractor? Only one of the three I put the tender out to came back with anything acceptable (one was way over and another was slow, sloppy and lacked detail), but I'm not entirely sold on this one either. I'm loathe to delay things as it's costing us money but better that than rush into appointing the wrong team.
If anybody has first hand experience of a diligent and dependable contractor they would recommend please let me know. I don't mind paying a fair price but what I do need is confidence and accountability in the figures. The other outfit are a bit too much 'trust us, we'll figure the details out once we're appointed'.
If anybody has first hand experience of a diligent and dependable contractor they would recommend please let me know. I don't mind paying a fair price but what I do need is confidence and accountability in the figures. The other outfit are a bit too much 'trust us, we'll figure the details out once we're appointed'.
Gruffy said:
Does anybody have a solid recommendation for a contractor? Only one of the three I put the tender out to came back with anything acceptable (one was way over and another was slow, sloppy and lacked detail), but I'm not entirely sold on this one either. I'm loathe to delay things as it's costing us money but better that than rush into appointing the wrong team.
If anybody has first hand experience of a diligent and dependable contractor they would recommend please let me know. I don't mind paying a fair price but what I do need is confidence and accountability in the figures. The other outfit are a bit too much 'trust us, we'll figure the details out once we're appointed'.
This is the main anxiety I have with our own modest reconfiguration/renovation. We're just about to go out to tender and I know getting a decent contractor on board will be a massive PITA and I'm not looking forward to it.If anybody has first hand experience of a diligent and dependable contractor they would recommend please let me know. I don't mind paying a fair price but what I do need is confidence and accountability in the figures. The other outfit are a bit too much 'trust us, we'll figure the details out once we're appointed'.
Good luck!
loudlashadjuster said:
This is the main anxiety I have with our own modest reconfiguration/renovation. We're just about to go out to tender and I know getting a decent contractor on board will be a massive PITA and I'm not looking forward to it.
Good luck!
Where in Bucks are you? I'm having work done so maybe able to give you a name.Good luck!
CaptainSlow said:
Where in Bucks are you? I'm having work done so maybe able to give you a name.
Amersham/Beaconsfield area. From what our architect is telling us the problem we'll probably have is convincing anyone decent to touch such a relatively 'small' project. There seems to be plenty of work from people with far deeper pockets than ours so our little bit of work (budget is 6 figures, but only just, and includes a kitchen, bathroom etc.) might not be of interest.Any suggestions welcome. Send me a PM if you can (assuming PH's messaging is having a good day).
Sorry for the thread hijack, Gruffy. As you were
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