Planning a home extension, where to start?

[Mark V GTD]

Sounds a bit odd and BS laden to me. A lot of the stuff in S3 are the existing drawings already provided in S1. What the heck is 'spatial co-ordination' anyway? Its sub-titled 'Building Control application' so why not call it that instead of a flowery name?

How do they provide construction/technical/building control plan and elevation drawings at 1:100 (all need to be 1:50 scale, not just the section, for a small extension as there is just not enough room to show relevant detail and dimensions at 1:100)?

Edited by Mark V GTD on Friday 26th January 11:15

[Equus]

Mark V GTD said:

How do they provide construction/technical/building control plan and elevation drawings at 1:100 (all need to be 1:50 scale, not just the section, for a small extension as there is just not enough room to show relevant detail and dimensions at 1:100)?

This.

...and the site plan also needs to be at a larger scale (at least 1:200, preferably 1:100, not 1:500 for a single dwelling).

As per my previous post, they haven't included structural engineer's fees or application fees, though that's fair enough so long as you know they're going to be there: we usually give indicative costs for these, just so they don't come as a surprise. Struct. Eng. fees could vary from nothing up to (typically) circa £1,500 (more than the latter is possible, but unusual for a straightforward domestic extension).

The RIBA Plan of Work stages are HERE, just so that you understand jules_s' comment... Building Regulations should be Stage 4, hence my original query as to whether it had been included, since you told us they'd only priced for stages 1-3.

Their quote also doesn't include tendering or any ongoing involvement after Building Regulations... again, fair enough (that's the way most people do it, on domestic extensions - they rely on the competence of the builder and the limited inspections undertaken by Building Control), so long as you're aware.

[Mark V GTD]

Equus said:

...and the site plan also needs to be at a larger scale (at least 1:200, preferably 1:100, not 1:500 for a single dwelling).

This is true!

[RizzoTheRat]

Check with your neighbors if anyone's had similar done, especially if you're in an area with other houses of the same design.
One of our neighbors has decided to do a roof extension and 3 of us are joining together to get the same thing thing done (terraced houses so it's effectively 1 big extension with internal walls), and discovered the other night that the guy 2 doors down is looking at doing some work on his first floor, and now his architect has full drawings of his house, which is identical to ours, where we want to knock out the kitchen wall and move a staircase.

[Milner993]

I'm now at the stage of inviting builders over to quote for my extension, now I've had my drawings back!

I'm going to look at both vat registered builders and non vat registered builders.

Are there any realistic benefits to going with a non vat registered builders IE 20% saving in vat?

When I get the quotes from the non VAT registered builders, should there be any VAT displayed on the quotes for materials?
I'm aware they can't show VAT on their labour.

Regards,

[The Three D Mucketeer]

Don't forget to inform your House Insurance Company before you start work, otherwise you might invalidate your insurance for Buildings & Property .

[BigBen]

Milner993 said:

I'm now at the stage of inviting builders over to quote for my extension, now I've had my drawings back!

I'm going to look at both vat registered builders and non vat registered builders.

Are there any realistic benefits to going with a non vat registered builders IE 20% saving in vat?

When I get the quotes from the non VAT registered builders, should there be any VAT displayed on the quotes for materials?
I'm aware they can't show VAT on their labour.

Regards,

How can they do a £80k job and still not be VAT registered?

[Ranger 6]

Milner993 said:

.....and non vat registered builders.

Run away fast, very fast....

Milner993 said:

Are there any realistic benefits to going with a non vat registered builders IE 20% saving in vat?

Yes, VAT should be showing for all materials

You do know what the VAT threshold is, don't you?

[Milner993]

Yes I'm aware of the threshold for VAT.
From what I've seen some small contractors all employ individual trades to carry out some of the projects, which reduces their vat exposure.

Just to be clear I haven't had anyone over or spoken to any builders yet, I'm purley going off what I've read online and asked the question on here, for some guidance!

[gangzoom]

Speak/get quotes from builder first, anyone who’s decent should be booking job into next year by now, be very weary of any builder who can start straight away. Forget about ‘bartering’ on the price, the builders call the price, take it or leave it.

You will be surprised at how varied quotes will be. Go with someone you feel like you can trust, without trust any contract is worthless. We are really lucky with our builder, an never endless list of ‘unforeseen’ issues, but his got through them all, barely budged from his original quote, above all I trust him 100%, after all he is building our family home.

Have you got some high level plans you can post? Expect the unexpected, and be prepared to hear the phrase ‘It’ll be good once it’s done’ ALOT!!! .

Edited by gangzoom on Thursday 18th April 21:03

[paulrockliffe]

Milner993 said:

Yes I'm aware of the threshold for VAT.
From what I've seen some small contractors all employ individual trades to carry out some of the projects, which reduces their vat exposure.

Just to be clear I haven't had anyone over or spoken to any builders yet, I'm purley going off what I've read online and asked the question on here, for some guidance!

If it's all subcontracted out so that you are paying the subs directly and they get you to buy the materials, what happens when there's a problem?

It's a disaggregation fraud anyway, but you're left with no meaningful warranty too.

[Sheepshanks]

Milner993 said:

Yes I'm aware of the threshold for VAT.
From what I've seen some small contractors all employ individual trades to carry out some of the projects, which reduces their vat exposure.

Unless you pay the subbies directly then that's not going to help. It's the kind of thing that might happen on something like a kitchen or bathroom refurb, but not likely on an extension,

[Sheepshanks]

gangzoom said:

Speak/get quotes from builder first, anyone who’s decent should be booking job into next year by now, be very weary of any builder who can start straight away.

Depends on the size of builder. If it's a two-man "hands-on" firm, then that's probably true as they only do one job at a time.

We used a well regarded local firm with 15 direct employees and in early '21 they were able to start within 3mths. In practice, they used a lot of subbies working alongside a couple of their own staff - I guess with a good reputation they can get people as needed and they can flex up and down. They really weren't afraid to throw people at the job.