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Most building projects fall into four main categories, some of which will require planning permission
and/or a Party Wall Agreement with your neighbours.
Depending on the type of work being undertaken, all may require Building Regulations approval.
The first step is to decide which route you want to follow to improve your home.
Remodelling existing rooms
Knocking down internal walls
Dividing rooms with partition walls
Installing en-suite bathroom or downstairs cloakroom
Remodelling is often the best solution if you need different living accommodation rather than extra living space. In normal circumstances, planning permission is not needed for this work. However, the work must comply with the Building Regulations if it involves alterations to the structure of the building or the drainage, for example removing a load-bearing wall.
Converting unused space within the house
Loft, basement or garage conversions
Loft conversions offer a convenient way to add an extra bedroom, bathroom or home office. The easiest way to tell if your loft is suitable for conversion is to see if you can stand upright at its highest point, as this needs to be at least 2.3 metres.
Basement conversions are becoming more popular in urban areas where land is at a premium, but should not be undertaken lightly. The specialist work involved to create a space that is waterproof, well ventilated and well lit, makes them much more expensive than loft conversions.
If your garage is only used as a junk store, ask yourself if it would be better used as habitable space. You will have to upgrade the structure to meet current Building Regulations covering energy efficiency, damp-proofing and ventilation. If the conversion involves building on top of the garage, the foundations will need to be checked to show they can take the extra load.
Extending your property
Single storey or two storey extension
There are certain regulations that both single and two storey extensions must comply with. In most cases, they should not bring the building any closer to an existing road. Single storey extensions with a flat roof should be no higher than 3 metres; or 4 metres if they have a pitched roof. The roof of a two storey extension should be no higher than the existing building.
For most conversions and extensions the need for planning permission depends on the amount of living space being added to the property. As a rough guide, if the property hasn't been extended before, you can add up to 70m3 or 15% of the original space (50m3 or 10% for terraced properties) under permitted development rights. You must, however, seek Building Regulations approval for all conversions or extensions - except some conservatories - and if you live in a terraced or semi-detached house the work will probably require a Party Wall Agreement with your neighbours.
Adding a conservatory
The rules are slightly different for conservatories, which makes them a very cost effective way of adding extra space. The majority of conservatories will not need planning permission.
In England and Wales a conservatory is exempt from most Building Regulations if it is separated from the rest of the house, for example by patio doors, the floor area does not exceed 30m2 and it is not permanently heated. In Scotland, conservatories must comply with the Building Regulations covering energy efficiency, but are exempt from most others if the floor area does not exceed 8m2. All conservatories must meet the relevant Building Regulations for glazing and fixed electrical installations.
Listed buildings
If you live in a listed building you will need Listed Building Consent for any work, inside or out, if it affects the character and setting. Altering a listed building without consent is a criminal offence. You could not only be prosecuted, but also forced to undertake expensive remedial works. It is best to seek professional advice from an architect, surveyor or builder / tradesman specialising in old buildings, and to consult your local planning or conservation officer before making any plans.
Do I need an architect?
The work involved in providing the required documents to gain planning permission and Building Regulations approval makes it worth using an architect, architectural technologist or building surveyor to undertake the applications.
These consultants will advise you on which options are more likely to be approved by the local planning authority, draw up the necessary plans and deal with the submission to the planning department. They can also prepare detailed drawings to submit for Building Regulations approval and prepare the correct documentation to enable building contractors to provide quotes for the project.
The consultants can also act as project managers, supervising the build from start to finish. While these services come at a price, they are worth considering, especially if you will not be around to manage the building work or don't want the hassle of doing so.
What should I tell the neighbours?
Any major work will affect your neighbours. Keeping them informed of your plans will help maintain good relations and enable you to take on board any concerns they may have.
Show neighbours your plans in advance of sending in a planning application, as the Council will notify and seek comments from them. Discussing your plans will also ease the way if you need a Party Wall Agreement with your neighbours.
You should ask your builders to be considerate neighbours while they are working on site. Noisy radios, muck left on the pavement and building materials left on the road for any length of time are examples of "neighbour nuisances".
Choosing the right builder / tradesman
The building firm you choose will be spending several weeks, or even months, working in your home. You need to be confident both in their ability to do the work, and that you will have a good working relationship with them.
Talk to the builders' previous customers. Go and see the jobs they have done and ask the customers if all went well.
Ask at least three builders to provide quotes.
Produce a detailed written specification of the work you want done. Where possible, include detailed drawings, such as those submitted for planning and Building Regulations approval. Make enough copies to send a full set to each builder / tradesman you ask to quote for the work.
Make sure the builders' quotes cover everything you would like done, including supply of materials, removal of rubbish and 'making good' after the work is finished.
Ask for details of how the builder / tradesman should be paid. This should be in instalments, as parts of the project are completed.
Check whether any guarantee of the work will be supplied.
Make sure the builder / tradesman has the appropriate level of public liability insurance for the work to be carried out at your home.
Working with your builder / tradesman
Draw up a contract
Once you have chosen a builder / tradesman, put your agreement in writing, so both parties have a clear understanding of the scope and cost of the work.
The contract should detail exactly what work should be carried out, when it is to start and finish, the cost, broken down into instalments and when these should be paid.
If timescale is important, you should agree a finish date with the builder / tradesman with a penalty clause if they have not completed by this date.
Agree what constitutes a finished job (e.g. repaired and clean site).
Arrangements for rubbish removal and welfare facilities for the builder / tradesman's contractors should also be agreed in writing. If you don't think you can share your bathroom or kitchen with the builders tell them so they can make other arrangements in advance and advise you of any cost involved (e.g. hire of port-a-loo).
Before work starts
Building work is disruptive. Consider if you - or your pets - should move out for all or part of the building programme.
If you are staying on site, arrange for the builder / tradesman to provide temporary kitchen or bathing facilities, if required.
Clear the area where the builders will be working - make sure clothes, books and furniture are out of the way. The builders may help you move heavy furniture. Furniture should be packed away or covered with dustsheets. Consider putting valuable items into storage.
Clear and protect any areas the builders may need for access, or agree that the builder / tradesman does this as part of the building contract.
Check whether the builder / tradesman intends to put up scaffolding over anyone else's land and ask their permission
Agree the location of the skip, which may need a licence and lights at night, when and where deliveries will be made and storage and security for builders’ tools.
Agree start and end times every day, with particular consideration for elderly neighbours and sleeping children. Also consider what is an acceptable volume for radios.
During the build
Appoint a `project manager’, who may be a paid third party or you or your partner. This person must keep regular contact with your builder / tradesman and know when to be around for updates and decisions. If you or they go away, leave your builders with contact numbers.
Never be rushed into a decision. A reputable builder / tradesman will take time to discuss a decision you are unsure of.
Keep a written log of progress, changes and delays, which you can refer back to if problems arise.
Try not to change your mind during the job as it can add to costs, but if you do, make sure all changes are agreed in writing together with any additional costs incurred.
On completion
On completion, run through the work, refer back to the contract, make sure you are happy with the work, that the area has been cleared up and you have all relevant paperwork and certificates.
On larger projects, it is common to retain 2.5% of the contract value for a 3-6 month snagging period. This should be agreed in the contract. Once the builder / tradesman has attended to the snagging list, any monies retained should be promptly paid.
And finally.....
Top ten stress busters
Keep cool, keep talking and keep it friendly
Talk to the builder / tradesman's previous customers. Go and see the jobs he has done and ask the customer if it all went well.
Decide, to the last detail, what you want done and make sure the builders' estimates cover everything you would like done. Get it all down in writing, preferably in a contract. Try not to change your mind during the job as it can add to costs, but if you do, make sure all changes are agreed in writing.
Get peace of mind by asking your builder / tradesman for an insurance-backed warranty on the work.
Clear the area where the builders will be working - make sure clothes, books and furniture are out of the way. The builders may help you move heavy furniture. Clear and protect any areas the builders may need for access.
Ensure children, pets and others using the house are kept out of the area to be used by the builders.
If you don't think you can share your loo or kitchen with the builders tell them so they can make other arrangements in advance.
If you are unhappy, chose a good moment and explain as soon as you can. Talk to the person responsible for the job, not one of the workers.
Make sure you discuss when you need to be on hand for any quick decisions. If you go away, leave your builders with contact numbers.
Once you are happy with the work and have the relevant paperwork from the builders, pay them promptly.
I hope this information may be some help to you, good luck with your building projects
Best Regards Trades4all team
From our Friends at the FMB
