House extension anyone?

[Simon]

My wife and i are seriously thinking about doing this. Has anyone here done it and can give me any hints or tips? Or any loop holes where i can save money or get money back?

[Austin]

Simon,

I have done it twice - well I have got a builder in twice. First time was to build a single storey utility room and downstairs toilet and alter some internal walls. Second time was a conservatory, kitchen and more internal walls. I am planning a 3rd extension if I can't sell what I have got.

Ignore all this if you plan to do it yourself.

What I learned:
Get an architect to do some simple plans and drawings. Helps you visulaise what it will look like and they have a good sense of space and what it will look and feel like. Architect will also advise on planning and building regulations. If you pay they will also oversee the building, review materials used etc. I paid about £150 for the drawings etc but didn't bother with the supervision.

Listen to the builder. They will have done this before, they are good project mangers and know what needs to be done in what order. Unless you have a favourite tradesman you specifically want to use or don't want to use I would use the builders recommended trades.

Choose your builder with care. I prefer a local - someone you see in the pub or pass on the street as at least the if they mess you around you can give them grief in public. Most good builders trade on reputation so ask around. Get more than quote - and ask for a quote rather than an estimate.

You will be asked for stage payments normally as substantial items have to be purchased or are completed, eg footings in and inspected, wall to eaves height etc. This is Ok as you have something of value, but leave something back and allow for an agreed snagging period otherwise you will never get him back to finish the job.

In my experience offering to pay cash doesn't help - a decent honest builder wouldn't accept anyway.

It will cost you more than your budget - make sure the building society or whoever will lend you more. The xtras are always coz you wnat something more, bigger, better or whatever. My builders didn't exploit this as they were working to tight schedules and tended to try and peruade me to stick to the plan rather than exploit changes.

If you are living in on the job be prepared for a real mess. try to seal off the rooms you will live in and lift all carpets and cover furniture. My TV blew up with all the dust in the back. Make sure the builder knows you are living in before he starts and make sure he spends the last half hour or so tidying before he leaves.

Guard your skip! It will fill up with other people's rubbish.

I never found a way to save money during a project - more like just trying to stem the money haemorage from my bank account.

That's all I can think off.

Oh, and your wife will want a complete refurb of the rest of the house once done - decorate, furniture, new dress, hairdo, the lot, even kids to fill all the new space!

[Jenna]

uuummm, mum is more a 'spend your money on property than put it in the bank' type so we've had both diy self build and contractors in to do things.

firstly as Austin says don't cut corners with architects as a mistake when in build will cost big time!!!, get all your plans done and all the stress calculations, building regs etc set up way before you do anything else as changes in build are also costly and often waist a lot of materials (something my mum will never accept )

if you go with builders then get plenty of quotes, don't always go with the cheapest, and definitely only use builders RECOMMENDED BY FRIENDS THAT HAVE USED THEM!!! always pay by stage, and only then if the stage is on time and completed to a standard your happy with, keep your receipts for both materials and labour as things tend to go wrong 2 days before the warranty ends! its also worth checking out on the possibility of claiming back tax and vat etc with an accountant.

selfbuild is fun but bloody hard work, do you really want to come home to a building site after your 8 hour day at the office?, do want the constant nagging to finish of each job for the next few YEARS... on the flip side its great to stand back and think ..pahhh builders who needs them! another catch with self build is building regs, get these wrong and life is hell. a good architect will help but only so much and he'll charge for the advice big time!

[jassikahilton]

Sorry mates for bothering an year long old thread, but then such great piece of advice cant be surpassed without thanking. Yeah Austin you made me open my eyes. Seriously there are so many things that I need to know about the builders alas if I had come across this thread during the time when it was written I could have saved on a fortune. Nevertheless I consider myself well prepared for the coming days now. Thanks again for those words of wisdom.