My Extension and Garage Build Project
Discussion
Having seen some of the amazing builds on here, I thought there might be some interest in my (rather more modest!) project to extend and modify my house. It might be relevant to throw in a little history here too - this isn't somewhere that I've just bought, or just come to know, I bought the house, which was built around 1895, 5 1/2 years ago from my mum - having spent most of my formative years here. My parents bought the house back in around 1983 (when I was 5), when it was pretty bare and needing a lot of work, and since then I have spent many days helping my dad to do various projects, until he passed away in 2002.
My wife and I then lived nearby for a few years until we bought the house from my mum in 2009 with the intention of making it our "forever house" - with the idea that familiarity with it would help to shape our ideas. So, having had two kids (the first 5 weeks after moving in!) and a bit of time to save some money and plan our thoughts, we finally got plans drawn up and approved last spring, when we started looking for builders. The plan was broadly to demolish the sectional garage and conservatory (dotted outlines in the plans) and build across the back of the house to add a generous garage, open out the kitchen into an open plan kitchen/family room, and add a study, utility, downstairs cloakroom and an extra bedroom. These plans would take up some of the rear yard area, but would leave the garden unchanged in area - but with the house substantially more usable - we had many, many iterations before settling on this, which will work well for us.
We selected our builders based on a number of quotes, but also the the chosen guys had just finished an extension a couple of doors away, and had made a great job! Unfortunately, having chosen them, the builders became tied up with another project, which came in just as we also wanted them, so we have had to be waiting for them for a while (we decided we would rather wait for the right people than go with someone else sooner). We did have a brief flurry of activity to set the ball rolling while they rejigged the upstairs layout over the summer in preparation (rearranging the bathroom and moving/bricking up the changed windows). We then had the back of the house looking like the pictures below (the blocked up windows will be going within the new structure, and hidden once we are complete)
So the first jobs were to take down the conservatory:
and then also the garage:
which all meant that we had an open area to be able to see where the building will go
Which all brings us up to this week, where we are finally beginning the build - the builders arrived this morning with their digger (much to the excitement of our boys!) and have got busy on digging out - having already filled one grab lorry's worth, we had a second which went early this morning. They are really starting to clear the ground, and make the scale of the build clear to see:
I'll look forward to your comments and suggestions along the way - and will keep the pictures coming, as we progress!
My wife and I then lived nearby for a few years until we bought the house from my mum in 2009 with the intention of making it our "forever house" - with the idea that familiarity with it would help to shape our ideas. So, having had two kids (the first 5 weeks after moving in!) and a bit of time to save some money and plan our thoughts, we finally got plans drawn up and approved last spring, when we started looking for builders. The plan was broadly to demolish the sectional garage and conservatory (dotted outlines in the plans) and build across the back of the house to add a generous garage, open out the kitchen into an open plan kitchen/family room, and add a study, utility, downstairs cloakroom and an extra bedroom. These plans would take up some of the rear yard area, but would leave the garden unchanged in area - but with the house substantially more usable - we had many, many iterations before settling on this, which will work well for us.
We selected our builders based on a number of quotes, but also the the chosen guys had just finished an extension a couple of doors away, and had made a great job! Unfortunately, having chosen them, the builders became tied up with another project, which came in just as we also wanted them, so we have had to be waiting for them for a while (we decided we would rather wait for the right people than go with someone else sooner). We did have a brief flurry of activity to set the ball rolling while they rejigged the upstairs layout over the summer in preparation (rearranging the bathroom and moving/bricking up the changed windows). We then had the back of the house looking like the pictures below (the blocked up windows will be going within the new structure, and hidden once we are complete)
So the first jobs were to take down the conservatory:
and then also the garage:
which all meant that we had an open area to be able to see where the building will go
Which all brings us up to this week, where we are finally beginning the build - the builders arrived this morning with their digger (much to the excitement of our boys!) and have got busy on digging out - having already filled one grab lorry's worth, we had a second which went early this morning. They are really starting to clear the ground, and make the scale of the build clear to see:
I'll look forward to your comments and suggestions along the way - and will keep the pictures coming, as we progress!
Edited by browno on Thursday 26th March 15:00
Time for another update with a little more progress:
The old concrete garage slab has been removed:
The remainder of the back end has been cleared, with just the concrete from the front end of the garage yet to be removed:
The fence and small wall that was on our boundary have been removed and foundation trench started on the end of the kitchen/family room:
This morning, the plan is to get more of the trenches dug out along the back of the kitchen diner, and around the garage - they were laying out lines for the garage and it really puts into context the size that it will be! A big improvement over the old one!
The old concrete garage slab has been removed:
The remainder of the back end has been cleared, with just the concrete from the front end of the garage yet to be removed:
The fence and small wall that was on our boundary have been removed and foundation trench started on the end of the kitchen/family room:
This morning, the plan is to get more of the trenches dug out along the back of the kitchen diner, and around the garage - they were laying out lines for the garage and it really puts into context the size that it will be! A big improvement over the old one!
Time for another dose of digging action - we have more trenches dug, with the outline of the back end coming together nicely. Also had first visit from building control who were happy with the depth and had no concerns so far, which is good! Chatting this morning, they were hoping to be able to pour the concrete tomorrow, but can't get the pump until Monday - so they are going to get the dig finished and we may have to wait for the concrete, which is a pity, as it would have been good to let it go off over the weekend really...
Anyway - here are the pictures:
what will be the back of the family room & study going out to the far end of the garage
The back half of the garage:
Wider shot of the area, with the utility wall and front end of the garage to be dug today (and the last section of concrete removed):
Anyway - here are the pictures:
what will be the back of the family room & study going out to the far end of the garage
The back half of the garage:
Wider shot of the area, with the utility wall and front end of the garage to be dug today (and the last section of concrete removed):
Now for today's update - we have finished the digging!
You can now see the outline of the garage space - should be a decent size!
We have hit our next snag though - when digging out the wall for the side extension (the utility/downstairs loo wall), there appears to be something lurking:
yes - that's a brick structure underground, that is large, circular and has a domed top...
if we take the boards away, and look at what has been excavated, we can see that this is actually a victorian rainwater harvesting system - this was the tank that stored the surface water that was then able to be pumped into the house for some uses. The builders were quite surprised to find this, but also discovered that it was full of building waste from when the house was renovated when I was a mere boy (they would have broken the top to run the drain pipes that are seen in the picture...) - they excavated all of that to discover that the tank is around 5-6 feet across by about 8 feet deep - it's a big old hole, and very nicely constructed... amazing what you discover!
Thankfully, the problem isn't too major - the builders got the building inspector out to take a look and have agreed that we can continue, as long as we fill the tank void with concrete as well as the trench - so we'll need a few extra cubic metres - but we don't need to change to a different foundation type! So, they are laying out the levels today, and had hoped to pour the concrete, but even trying earlier in the week, couldn't get the combination of mixer plus pump available for today, so we will be pouring on Monday, and filling up the gaping void!
You can now see the outline of the garage space - should be a decent size!
We have hit our next snag though - when digging out the wall for the side extension (the utility/downstairs loo wall), there appears to be something lurking:
yes - that's a brick structure underground, that is large, circular and has a domed top...
if we take the boards away, and look at what has been excavated, we can see that this is actually a victorian rainwater harvesting system - this was the tank that stored the surface water that was then able to be pumped into the house for some uses. The builders were quite surprised to find this, but also discovered that it was full of building waste from when the house was renovated when I was a mere boy (they would have broken the top to run the drain pipes that are seen in the picture...) - they excavated all of that to discover that the tank is around 5-6 feet across by about 8 feet deep - it's a big old hole, and very nicely constructed... amazing what you discover!
Thankfully, the problem isn't too major - the builders got the building inspector out to take a look and have agreed that we can continue, as long as we fill the tank void with concrete as well as the trench - so we'll need a few extra cubic metres - but we don't need to change to a different foundation type! So, they are laying out the levels today, and had hoped to pour the concrete, but even trying earlier in the week, couldn't get the combination of mixer plus pump available for today, so we will be pouring on Monday, and filling up the gaping void!
5potTurbo said:
Crikey!
Will all that extra concrete make a differnce to surrounding drainage, even though it was a covered hole/tank before?
It shouldn't make a difference - as this will all be under the new building anyway, and the tank was full of old building rubbish anyway - the builders have excavated it all back out... and it was all buried under 9" of concrete!Will all that extra concrete make a differnce to surrounding drainage, even though it was a covered hole/tank before?
Cheers for the comments all - hopefully this is of interest, and I'm trying to keep the updates coming as we keep moving.
Yesterday was the start of some upward progress - I got home from work to see our own mobile traffic calming measures outside the house:
that's 2 mixer trucks and a pump, which were set up to send the concrete up the drive
and then placing it into the trenches, and the big hole!
So with that done, we now have foundations, and had a delivery of blocks and blue bricks this morning, ready to start building up to floor level - at which point we should begin to get a better idea of the floor layout and space available!
Yesterday was the start of some upward progress - I got home from work to see our own mobile traffic calming measures outside the house:
that's 2 mixer trucks and a pump, which were set up to send the concrete up the drive
and then placing it into the trenches, and the big hole!
So with that done, we now have foundations, and had a delivery of blocks and blue bricks this morning, ready to start building up to floor level - at which point we should begin to get a better idea of the floor layout and space available!
I guess I should update the latest progress over the past week...
Next up was a start on the walls heading up to damp course level
and having got some blocks and blue bricks down, we have had a couple of deliveries of stone to set out the sub-base for the floors - and we can really start to get a feel for the space now - firstly looking from the bottom corner of the garage:
next along the back through the study and across the family room area (the far wall having been tanked to ensure that all is ok with the difference in ground level.
Looking toward the house and what will be the utility/downstairs loo, with bedroom to go above
and finally - the garage taking shape...
Bricks are being delivered early Monday morning, so we should begin to spring upwards this week!
Next up was a start on the walls heading up to damp course level
and having got some blocks and blue bricks down, we have had a couple of deliveries of stone to set out the sub-base for the floors - and we can really start to get a feel for the space now - firstly looking from the bottom corner of the garage:
next along the back through the study and across the family room area (the far wall having been tanked to ensure that all is ok with the difference in ground level.
Looking toward the house and what will be the utility/downstairs loo, with bedroom to go above
and finally - the garage taking shape...
Bricks are being delivered early Monday morning, so we should begin to spring upwards this week!
A short and sweet update for today - we had a builders merchants truck appear outside nice and early this morning to deliver our bricks. While I have been out, there has been plenty of activity - bricks loaded out ready for plenty of activity, and we have our first wall. I am really pleased with the brick match - it's certainly a lot less contrasting to the house compared to the neighbours' extension in the background.
Time for today's progress, and we have another wall taking shape! This time it is the other side of the bifold doors, along the back of the study, and then up the side and back of the garage...
firstly the view from above:
then from the ground:
The view from the study window should be good - should be able to see over the fields towards the next village... a nice place for my wife to have her desk for doing crafts...
We have been trying to work out what to do on the inside of the family room - we are having wet underfloor heating installed, but also fancy a log burner on the wall adjoining the neighbours - but aren't sure what we need to do regarding flues.
I have a friendly HETAS installer coming to take a look, but would be interested to hear anyone else's experience of installing a log burner in a single storey extension - from what I can tell, we need to be 2.3m away from the current house wall, and then need to be 1m above the extension roofline (and 1m from any windows) - does this mean we don't need to have a massive stainless stack sticking out of the roof - or am I being optimistic?
firstly the view from above:
then from the ground:
The view from the study window should be good - should be able to see over the fields towards the next village... a nice place for my wife to have her desk for doing crafts...
We have been trying to work out what to do on the inside of the family room - we are having wet underfloor heating installed, but also fancy a log burner on the wall adjoining the neighbours - but aren't sure what we need to do regarding flues.
I have a friendly HETAS installer coming to take a look, but would be interested to hear anyone else's experience of installing a log burner in a single storey extension - from what I can tell, we need to be 2.3m away from the current house wall, and then need to be 1m above the extension roofline (and 1m from any windows) - does this mean we don't need to have a massive stainless stack sticking out of the roof - or am I being optimistic?
Time for another update from the last couple of day's progress..
The builders have been great in answering questions from our boys and also helping them to each lay a brick into the garage wall - which they thought was great!
The side and back walls of the garage coming up nicely... this was yesterday night
and by tonight, we have the long wall of the garage coming together nicely
This morning also saw the delivery of a lorry-load of blocks ready to start getting the interior skins up too - so I am expecting no let-up in the progress as we go into week 4 of the build!
The builders have been great in answering questions from our boys and also helping them to each lay a brick into the garage wall - which they thought was great!
The side and back walls of the garage coming up nicely... this was yesterday night
and by tonight, we have the long wall of the garage coming together nicely
This morning also saw the delivery of a lorry-load of blocks ready to start getting the interior skins up too - so I am expecting no let-up in the progress as we go into week 4 of the build!
Sorry to dissapoint on the updates - I am in the US on business this week, and haven't managed to post an update! I have however been getting the updates from my wife remotely, so hopefully can redeem myself!
On the question of why build outer skin first - I think that was really down to being able to get the walls on the boundaries up early - and that the inner foundation of the garage is there to provide a level to pour the floor (not so important in the house, as the floors will be insulated and have underfloor heating incorporated.
So progress since the last time... the garage wall has been built up
the inner skin of the wall on the other side is up too
and this is the view from the garden
I am very happy with the brick match - I think it will be even better as they weather a bit...
So, that was until the weekend, and since then we have more:
outside of the utility with new door and cloakroom window taking shape
wall between garage and study going up, then membrane down and garage slab poured
A little more to come later in the week - scaffold going up Thursday, and architect revisiting to revise the roof arrangement as we have had to remove the overhanging "porch" canopy part at the front of the garage from the plans, as the boundary was not straight, and we would have had to lose around 18" width to make it work... just need to rework the roofline a little now to suit the revision!
I am expecting we will be up to timbers before I am back home...
On the question of why build outer skin first - I think that was really down to being able to get the walls on the boundaries up early - and that the inner foundation of the garage is there to provide a level to pour the floor (not so important in the house, as the floors will be insulated and have underfloor heating incorporated.
So progress since the last time... the garage wall has been built up
the inner skin of the wall on the other side is up too
and this is the view from the garden
I am very happy with the brick match - I think it will be even better as they weather a bit...
So, that was until the weekend, and since then we have more:
outside of the utility with new door and cloakroom window taking shape
wall between garage and study going up, then membrane down and garage slab poured
A little more to come later in the week - scaffold going up Thursday, and architect revisiting to revise the roof arrangement as we have had to remove the overhanging "porch" canopy part at the front of the garage from the plans, as the boundary was not straight, and we would have had to lose around 18" width to make it work... just need to rework the roofline a little now to suit the revision!
I am expecting we will be up to timbers before I am back home...
Just to keep the flow going - time to grab some more of my wife's pictures for an update!
Now that the garage floor is poured, then we also have blockwork coming together on the inner skin of the garage...
and today we have had the scaffolding erected - ready to get up top for gables and roof structures to begin (and the second storey bedroom too!)
Now that the garage floor is poured, then we also have blockwork coming together on the inner skin of the garage...
and today we have had the scaffolding erected - ready to get up top for gables and roof structures to begin (and the second storey bedroom too!)
Thanks for the comments guys - I am still in the US, and the builders were awaiting supplies Monday, so were doing other things, but appear to have been back in force today. I travel back home tomorrow, so will be able to see the progress in person on Thursday morning...
So, as for today - firstly, lintel installed over the bifolds and blocks added (this has also been done over the study window, but no photo):
Hangers and joists in for the new bedroom floor...
and then blockwork going up for the bedroom walls.
It looks to be coming together well - and there have been visits from the joiner, and the window & door man to ensure that all is prepped for the next stage - windows all ok, and just need to look at the options for the utility (side) exterior door when I get back, and that will be sorted.
So, as for today - firstly, lintel installed over the bifolds and blocks added (this has also been done over the study window, but no photo):
Hangers and joists in for the new bedroom floor...
and then blockwork going up for the bedroom walls.
It looks to be coming together well - and there have been visits from the joiner, and the window & door man to ensure that all is prepped for the next stage - windows all ok, and just need to look at the options for the utility (side) exterior door when I get back, and that will be sorted.
So, it's time for another update - I got back yesterday morning to observe loads of progress, and have seen even more today!
So this was the end of play yesterday, with the wall plate fixed and the timbers starting to be fitted.
Today has seen several deliveries including the trusses for the garage, which were delivered and swiftly erected, along with the rest of the timbers along the back of the house - giving us a good idea of the look of the revised roof arrangement
So this was the end of play yesterday, with the wall plate fixed and the timbers starting to be fitted.
Today has seen several deliveries including the trusses for the garage, which were delivered and swiftly erected, along with the rest of the timbers along the back of the house - giving us a good idea of the look of the revised roof arrangement
Cheers guys - it is amazing how even the roof timber has started to give more of an idea of the space. Having looked at your thread though, Griff Boy, I think this is a tiny project in comparison - will be looking for more tips though, especially as we are getting into decorating and finishes.
The veluxes are IIRC 1180x780mm - and in fact we are looking to see about adding a third above the study - now the timbers are up, it just looks like it will add more nice light into the room - and if we're going to do it, now is the time to do so, I guess!
We have spent much of the weekend looking into some more items - we have chosen the kitchen, and are getting fitting quotes, I have been looking for garage doors, and need to get some more prices, but am tempted to fit myself (looking at a powered Seceuroll insulated roller shutter).
Also been looking at wood/multi-fuel stoves, as we have got a plan for fitting and flue - just need to choose a burner. At the minute, we are liking the Rais Q-Tee, but also the Portway 1 - two quite different options, but both appear good and will do the job well - I can get the Portway for less than half the price of the Rais, and can't quite work out the difference other than aesthetics, in fact the Portway opens up the multi-fuel option too... Am going to ask my (independent, so no vested interests) fitter for opinions, and also visit a couple of other places to see if there are any other options that take our fancy... It does appear very frustrating that you can't buy many of these stoves online - and many don't even have prices online... makes it hard to clearly compare the many options out there! Would be good to hear any recommendations!
More updates to follow in the week!
The veluxes are IIRC 1180x780mm - and in fact we are looking to see about adding a third above the study - now the timbers are up, it just looks like it will add more nice light into the room - and if we're going to do it, now is the time to do so, I guess!
We have spent much of the weekend looking into some more items - we have chosen the kitchen, and are getting fitting quotes, I have been looking for garage doors, and need to get some more prices, but am tempted to fit myself (looking at a powered Seceuroll insulated roller shutter).
Also been looking at wood/multi-fuel stoves, as we have got a plan for fitting and flue - just need to choose a burner. At the minute, we are liking the Rais Q-Tee, but also the Portway 1 - two quite different options, but both appear good and will do the job well - I can get the Portway for less than half the price of the Rais, and can't quite work out the difference other than aesthetics, in fact the Portway opens up the multi-fuel option too... Am going to ask my (independent, so no vested interests) fitter for opinions, and also visit a couple of other places to see if there are any other options that take our fancy... It does appear very frustrating that you can't buy many of these stoves online - and many don't even have prices online... makes it hard to clearly compare the many options out there! Would be good to hear any recommendations!
More updates to follow in the week!
Minor update - more money spent today!
My HETAS installer came round last night, and has a plan for the log-burner flue, so I have today ordered the Portway One multifuel stove, which he has fitted before and rates as good. I have also been getting garage door quotes and have ordered a Seceuroglide roller door for the garage - so that's another couple of jobs off the to-do list!
My HETAS installer came round last night, and has a plan for the log-burner flue, so I have today ordered the Portway One multifuel stove, which he has fitted before and rates as good. I have also been getting garage door quotes and have ordered a Seceuroglide roller door for the garage - so that's another couple of jobs off the to-do list!
Time for an update again with more pictures
firstly, the front gable of the garage is up and the box gutter has been formed to sort out the revised roof arrangement.
looking through into the garage
looking through towards the study with the extra velux frame in the timbers above
across the back of the family room, with velux frames above
the tops of the roof timbers
Rear garage gable built up
Looking along the length of the garage - with the box gutter beginning to be formed
and finally a wide view across the back of the house
More to come this week - with rooftiles planned for delivery shortly, so we might be heading towards being water-tight soon!
firstly, the front gable of the garage is up and the box gutter has been formed to sort out the revised roof arrangement.
looking through into the garage
looking through towards the study with the extra velux frame in the timbers above
across the back of the family room, with velux frames above
the tops of the roof timbers
Rear garage gable built up
Looking along the length of the garage - with the box gutter beginning to be formed
and finally a wide view across the back of the house
More to come this week - with rooftiles planned for delivery shortly, so we might be heading towards being water-tight soon!
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