Starting an Extension and Renovation Works - Advice?

[lexusdriver]

Hi All

Looking at doing some renovation works. Thought I'd ask you all for your good advice and wisdom.

Any tips? Warnings? Suggestions? Ideas for things to include during this planning phase? Sequencing of works?

We plan to do:

• Single storey ground floor extension (which will take an existing kitchen and turn it into a kitchen / diner)
• New roof
• Solar and battery (leaning toward in-roof given the new roof, but on-roof also consideration)
• New windows (aluminium)
• Ducted air conditioning upstairs; non-ducted downstairs in the new extension, and existing lounge.

Initial concerns:

• Someone said, do top down. That makes sense, so start with the roof and solar. However, this extension will involve steel beam, and I am unsure if that should mean, wait till the extension is done.

• There is a general builder who is doing the extension, but the roof, solar and windows will be taken care of by someone else. Sequencing becomes slightly more important, managing a few different trades.

Appreciate any input.

[alscar]

Given other recent posts if nothing else make sure you inform your Insurers before undertaking any major work.
Your policy may even have a monetary amount mentioned as the bar for informing them.

[gangzoom]

In no particular order:

1. Always assume X trades will turn up a day late
2. Budget, what's that again?
3. Double the time frame the gaffer tells you how long something will take, its the guys doing the work who will tell you the truth
4. It always rains when the roofers are due
5. Don't argue with the builder over nitpicking- Once demolition starts you quickly realise you are relying on these guys to rebuild your home!!
6. Remember to 'enjoy' the process .

[Jeremy-75qq8]

You want the roof and windows all by the same builder. Make it all his problem.

[wolfracesonic]

Provide plenty of cocaine for the scaffolders, lay one of them out cold the first day, let them know who’s boss: dominate the metal tubey things

[mattvanders]

Design kitchen first and fit the extension around it so you get full length cupboards and no wasted space. Don’t just say go out 5m and then see what will fit in it.

[Ranger 6]

Plan, plan, plan and again plan.....

So, the advice about planning the kitchen is good, but only a start. Detail is everything, as I measured roughly for a new wall and was 15mm out so had to drop a high level cupboard when they came to fit it.

Plan your light zones - and make them zones, not just rooms. Plan your sockets, finishes, heights, USB types etc. Plan your heating - you've got cooling, but what about the rest. Access/egress, routes, front/side/garden etc. and think about how people will walk through the kitchen/diner into the garden as if there's a choice, people will always use the route you don't want them to.

We moved out so the builders could do the roof at the same time as other elements and it speeded up the whole process massively. The sparkies had never seen a separate lights and sockets plan before they wanted it and almost expected to make decisions for the client as far as layout went. We specified lights, switches, even to the extent of 'warm white throughout'.

[Sheepshanks]

mattvanders said:

Design kitchen first and fit the extension around it so you get full length cupboards and no wasted space. Don’t just say go out 5m and then see what will fit in it.

Good luck getting it the precise finished size you design!

.
On the job overall:
We had roof & all windows replaced as part of our kitchen / diner extension / refurb. Used one builder - a 15 man local firm where the boss was hands-off and able to organise things. He had his own key people on site at all times but used subbies to bulk them up a lot and as far as I could tell that worked well, with the slight exception of the electrical firm who seemed to please themselves when they turned up.

They built the shell of the rear extension then scaffolded up from within it to complete the scaffold around the house. Did the house roof, then took it down and did the extension roof.

The only things we did separately was the kitchen worktops and the flooring - the builder stayed out of the way when they were on site then came back and finished off.

[lexusdriver]

Thanks for the pointers folks! :-)

[SEDon]

Think about any steels/boiler/vent/waste pipes that will be in the new extension and how it works with the kitchen. And try and be on site when they are installing them. Even though I'd planned it all, they almost installed the boiler in the wrong spot. Would have ruined the kitchen design with loads of extra boxing in

Use a discrete ceiling mounted extractor fan instead of an ugly cooker hood to meet building regs

[shalmaneser]

Don't forget about drainage! Have that planned out with the contractor.

I would have the steels in before doing any decorating upstairs - the house will shift and you don't want cracks in your new plaster.

[Sheepshanks]

SEDon said:

Think about any steels/boiler/vent/waste pipes that will be in the new extension and how it works with the kitchen. And try and be on site when they are installing them. Even though I'd planned it all, they almost installed the boiler in the wrong spot. Would have ruined the kitchen design with loads of extra boxing in

In a similar vein, our plans just had a rough idea of the kitchen - more “kitchen goes here” than anything else.

The builders took it literally and put the outside drain in the wrong place and came through the wall there too (I expected the kitchen fitters would do that).

[Collectingbrass]

lexusdriver said:

Hi All

Looking at doing some renovation works. Thought I'd ask you all for your good advice and wisdom.

Any tips? Warnings? Suggestions? Ideas for things to include during this planning phase? Sequencing of works?

We plan to do:

• Single storey ground floor extension (which will take an existing kitchen and turn it into a kitchen / diner)
• New roof
• Solar and battery (leaning toward in-roof given the new roof, but on-roof also consideration)
• New windows (aluminium)
• Ducted air conditioning upstairs; non-ducted downstairs in the new extension, and existing lounge.

Initial concerns:

• Someone said, do top down. That makes sense, so start with the roof and solar. However, this extension will involve steel beam, and I am unsure if that should mean, wait till the extension is done.

• There is a general builder who is doing the extension, but the roof, solar and windows will be taken care of by someone else. Sequencing becomes slightly more important, managing a few different trades.

Appreciate any input.

Do the solar last, so the cable routes don't get in the way. If you can, get the roofer to employ the solar installer so the warranty on the roof is all in one chain. The solar is also, IMO, a nice to have so plan on installing it if you have budget remaining

Employ an Architect who is familiar with your Local Authority's planning team, and a builder who knows your local Building Inspector. Use a written contract with both and pay stage payments. Make sure the written contract sets out in writing what they are doing by when for how much.

Check whether your house electrics can handle the increased load, including a car charger.

Oh, and employ the Builder with a written contract that sets out in writing what he is doing by when for how much.

[lexusdriver]

Thanks for the extra tips again folks!