Five stages to building a home extension

Timeline: Building an extension

Extending your property must seem like a daunting task, but it’s worth it in terms of adding space and value to your home. With property prices rising, now is the time to invest – here are five essential stages to making your investment work:

Stage 1 – Finding an architect and making a plan
Hiring an architect is crucial in drawing up the plans and confirming what is feasible to build on the land you have available. When it comes to obtaining planning permission and liaising with builders, an architect may do this on your behalf, but check what is covered in the fee you have agreed. Most charge an extra ten percent for this service. When choosing an architect it’s advisable to meet with at least three for comparison and to see examples of their previous projects. It may also be beneficial to pick a local architect – one who is familiar with the local area, the council and regulations. Finally make sure that any architect you choose is registered with the Royal Institute of British Architects (RIBA).

Stage 2 – Getting planning permission
It is vital to check with your local planning authority before you begin – if you don’t you could be forced to demolish all or part of your extension. More often than not permission is required, but there are exceptions – generally speaking you won’t need permission if the extension does not exceed 15 per cent of the size of your house or 70 cubic metres, whichever is larger. Your plans will need to be in keeping with the area, no taller than four metres and no closer to the road than your existing property. As well as having planning permission your extension needs to comply with current building regulations, which monitor standards for the design and construction of projects, as well as their fuel efficiency - your local Building Control Body (BCB) will have more information. Planning applications can take up to eight weeks, more if the initial application is opposed or refused.

Stage 3 – Getting your quotes and choosing your builder
The most important aspect of choosing a builder is reputation – word of mouth is by far the best indicator. Ask family or friends about builders they have used and get quotes from at least three to compare. Unlike estimates, quotes are binding and are usually valid for three months. Just as with the architect it helps to see examples of builders’ previous work and determine what is included in the price – such as materials, VAT and insurance. Check that the insurance covers potential damage to properties, as well as any accidents which may occur. Some policies also cover guarantees for their entire duration – usually ten years – and protect you if the builder goes out of business. Finally agree to hire on your terms – negotiate the times the builders will be working, their access to the site and the condition in which they will leave your home at the end of each day. Remember you still have to live there during the build! When choosing a builder make sure they are members of the Federation of Master Builders and are registered with the National House Building Council (NHBC).

Stage 4 – Building and paying for the thing!
Once everyone has been hired it’s time to begin the work! This is the most stressful and time-consuming part of the process. Try not to get disheartened with the mess and disruption of your home life – envisage the extra space you’ll have once the work is complete! Take your mind off things by planning the décor and furnishings of your new room. Now is also the time to think about paying your workforce. Most builders prefer to be paid in stages – if the extension is small, pay one instalment after the foundations are laid and the rest after completion. If the project is larger, split the payments into more instalments.

Stage 5 – Completion!
The end is near! All that’s left is the inspection. If your builder is NHBC registered they should be able to inspect the work themselves, otherwise arranging the inspection should be your architect’s final task. Make sure whoever inspects the build is an Approved Inspector registered with the Construction Industry Council (CIC). Once they have approved the extension, the room is yours to decorate, furnish and enjoy!

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