What will the new design look like?
Once we have met you, seen the site, and discussed your requirements we will be able to produce some sketches of possible ideas. As the project develops and the design comes closer to completion, it will almost certainly be necessary to amend these initial designs in order to accommodate all the factors that must be addressed, to produce the building that ultimately works the best for its intended use.
We know exactly what we want, can you just draw it up and get it built?
Certainly, but it will still be necessary to have the initial meeting, as it can happen that what you want is not possible (due to planning restrictions, for example) or that there may be other ways that the same effect can be achieved, with extra details, and with less disruption, or for less money.
Can you recommend a good builder? I have had bad experiences in the past.
Yes! We have worked with lots of great builders. The route to a happy experience is to be clear about what you want, and to obtain a clear itemised quote for the work. Then if you do change your mind, which although inadvisable is sometimes necessary, it is clear what is to be omitted and how much any extras are. Constant, and clear, communication is the key to a successful project. Our role would greatly enhance this clarity.
Can we live in our house during the building work?
If you are having a loft conversion done, then it is usually possible to stay in the house as the builders will work on the roof first and then break through to form the new stairs at the end.
If you are refurbishing the entire house, putting in new supporting steelwork, and have three children to get ready for school each morning, then you will need to live elsewhere for the duration of the building work.
It is often possible to schedule works to minimise the disruption to your life, but this is something that will need to be discussed with your builder.
We already have a builder we want to use. Is that OK?
That is great. In which case the only difference will be that you may not need to send the project out to tender. However it is advisable to gain two or three quotes for any large project, as prices can, and frequently do, vary enormously from the highest to the lowest. The only sure-fire way of checking you are getting a fair price is to obtain several quotes based on the same information.
How much do you charge?
Our fees for the Full Service are from 12-15% of the building cost. Slightly more for very small projects, and slightly less for large new build projects. It may be that you do not want, or need, the full service and just want some help, ideas, and someone to point you in the right direction.
We will prepare an itemised breakdown of our fees so that you can use us as much or as little as you choose.
Once you are confident you can run the project alone, then we will leave you to complete your project. We will, of course, still be available should you need us.
Would we save money by going straight to the builder?
You would save on our fees, certainly. But whether that would mean that the quotes for the building work would be the same, and whether you would like the outcome it is impossible to say. Builders are good at building, whereas we specialise in designing a home to suit you and your needs. We add value to the building work by designing it according to your personal needs, and project managing it to ensure a smoother ride.
What happens if it costs more than we want to spend?
This is the reason for sending the drawings out to tender to obtain competitive quotes. If all the quotes are too high, then you will need to make some hard decisions as to what to leave out, or replace with a cheaper alternative.
It is always advisable to set aside a contingency sum, to cover unexpected eventualities that may crop up once work starts on site. It is a common misconception that contingency sums are to cover unexpected changes of mind, in which case it may help to allow slightly more.
The cost of building work is often felt to be high. It is important to bear in mind that you are commissioning a bespoke service and the prices will reflect this.
Will our house be worth more when the work is done?
This is not our area of expertise, and you will need to ask a local estate agent. However, as a rule of thumb, adding more floor area to your house will add value, but changing a serviceable kitchen for another of your taste will not. The agents often say that revamping a house will make it sell faster but not for more. More importantly, the design input will certainly improve your quality of life.
How long will the work take?
Interior refurbishment projects can be ready to start building within a month or so, and can take anything from three to thirty weeks on site, depending upon the extent and complexity of the work.
Any project that requires Planning permission will generally take about six months from the day you first initiate proceedings until completion of the building work. It is possible that it can be done more quickly, and equally possible that it can take longer. A common reason for a delay is that the selected builder is unable to start immediately as soon as quotes have been accepted.
We are really busy. Can you organise everything?
Of course, but we still need you to tell us what you want. In practice, even those who are very busy tend to want more involvement once the decisions about interior fixtures and fittings are being made. The best way to arrange this is by meeting regularly, and staying in constant touch about those details that are important to you.
Will we need planning permission?
This is dependent upon what you want to do, where you live, what type of property you live in (house, flat, etc), and whether you have extended your house before. In general terms, to alter the interior of your house will not require planning permission, but to extend it will. However, there are many exceptions to this (known as permitted development) so it will be one of the issues that will need discussing during the initial meeting.
We are worried about your neighbours. Can they stop us doing the work?
If you require planning permission, then the public have an opportunity to tell the planning department their views. The planning department do not have to agree with these views but they are required to consider them in the light of their Unitary Development Policy. They will not be swayed by objections that are not relevant to their planning guidelines.
What is 'Permitted Development'?
Permitted Development is the work that can be done to your house without applying for planning permission. It is designed to alleviate the planning system of the smallest applications. The rules governing permitted development are extensive, and are available to view on the website of the Office of Deputy Prime Minister (www.odpm.gov.uk). Again, this is an area that will come under discussion during our meeting. The rules governing Permitted Development are currently under review, so may change in the near future.
How do Building Regulations work?
Any work that involves any structural alterations will be subject to current Building Regulations.
Building Control is to ensure that any new buildings, or extensions to buildings are built properly. This is as defined within the Building Control Approved Documents which set out the rules governing all aspects of building design, from heat loss to stair steepness, and foundation construction to fire escape provision. Building Control Approval can be gained either under the Full Plans method, whereby drawings showing the exact details of how the building is to be built are approved, or by the Building Notice method, whereby the work is inspected periodically on site. The latter is more common with alteration work.
How do you get Party Wall Agreement?
This will depend upon the complexity of the works, your relationship with your neighbours, and how many neighbours are involved. At its simplest, it is a question of agreeing the details of the work with your adjoining neighbours. At is most complex, it can involve several surveyors, who will all need to agree over the wording of the letters that have been exchanged.
It is not always necessary to have a Party Wall Award. We can discuss this once we have established the scope of the project.