Category Archives: Mini Guides

Useful Tips & Hints

Feb 19

Why Buying an Extension is not Like Buying a Television

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I was at a party some time ago chatting to a friend who wants an extension building. While discussing designs issues, and layouts she made a comment that stuck with me that I couldn’t shake. She said “why wouldn’t you want the cheapest extension?” Now she’s an intelligent women, but she obviously hadn’t really thought her question through. At the time I wasn’t really interested in arguing the point so I let it go. Since then I have pondered the best way to answer her question and explain why you definitely shouldn’t want a cheap extension. I mean, would you want the cheapest clothes, the cheapest car or the cheapest television?

See, a client will assume that if you give a few builders your plans and tell them your personal requirements they should come up with basically the same price. The extension will be constructed using the same bricks, concrete footings, PVCu windows, roof tiles, plastering, carpentry etc. So why are the prices so different? And why are some quotes really cheap and others more expensive?

Well, lets imagine that you want to buy a television. You find the one that you like. A 42 inch HD Sony plasma with all the trimmings. So you pop into a few shops and check online. You know the spec, so the only thing to compare is the price (and maybe the warranty). Now imagine you find the television that you like, but you’re not allowed to buy the television all nicely packaged up and delivered to your door. The suppliers can only sell the components and offer to put it all together for a price. Stick with me. Now, your television is made with all the same components so in theory it should still be roughly the same price. However, when you meet the “engineers” you discover that they have very different approaches to constructing your dream television.

The first “engineer” tells you that he will pick up all the components from his mate and chuck them in the back of his car and take them to his shed where he has an electrical screwdriver and a hammer. He’ll put all the bits together and have your TV back with you in a few week. You just need to pay him half of his price (£600) up front and he promises to come back. He jokingly tells you not to worry if there are a few bits left over. There usually is.

The second engineer tells you that he’ll collect your vacuum packed components from the manufacturer and take them back to his state of the art lab and assemble them with his team of electrical engineers and have the completed television to you within 3 days, install it, tune it in, and even wall mount it if you like. His price is £850 and he’ll not ask for a penny until you are totally satisfied. He’s a fully paid member of the Federation of Television Assembly and offers a warranty for his workmanship.

Now, after reflecting on each of the scenarios above which do you think is the best choice for your fictitious television purchase? I would hope that the second scenario would be your choice. You are definitely more likely to be watching your favourite shows with a glass of wine rather than slapping the back of the TV set threatening to throw it out of the window. As you can see, when you are purchasing your extension you are not purchasing a ready made structure. You are paying for the workmanship, the confidence in your builder, and any guarantees that you require. The actual materials are almost useless and therefore wasted when they are in the wrong hands.

So, if your looking for an extension and want it built the correct way, with confidence and a full written guarantee then fill in the form on the left or call the number at the top of the page.

Aug 22

Can you get a High Spec, for a Low Price, at a Fast Pace?

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Quality vs Price vs Speed. You Must Decide

There is an age old problem that faces the building industry that is often misunderstood. You cannot get a builder who can deliver a high quality product such as your extension for a low price and at a fast pace. By producing a high quality build you must employ a builder who uses high quality materials and takes his time to complete the work correctly. If you need a high quality project at a fast pace your builder must employ more high quality tradesmen, but this costs more money. If you require a cheap project then he can employ cheaper labour, use cheap materials or both. As you can guess the quality will suffer with this approach. If time is not an issue you could learn the relevant skills yourself or employ semi-retired skilled tradesmen, but this would be frustrating slow.

Option 1.   High Quality = Higher Cost or Slower Pace
Option 2.   High Speed  + High Quality = Higher Cost
Option 3.   Lower Cost =  Slower Pace or Lower Quality

If you tug on one aspect of the triangle another aspect will undoubtedly suffer. If you find a builder that offers you a quote that can deliver all three, something is not quite right. High quality, with a fast pace, at a low price just does not exist. He’s using sub-standard materials, cheating his workforce or on the verge of going broke. Whichever it is I would avoid his tempting offer.

You must choose which one of the three aspects is the most important to you. With this as a starting point you can then construct a picture of the type of extension you’re looking for and therefore the builder you require.

However, if you look carefully or work closely with a trusted builder you can find the magic solution.

Option 4.   Good Quality = Fair Price = Steady Pace.

If you think the cheap option 3 is the solution for you then I can only apologise as we will not compromise on the quality of our work and therefore we do not offer really cheap quotes. We have found that as much as some clients require their job completed cheaply at the end of the project they still expect a high standard of work. And rightly so. But as I have explained above, this is just not possible with a low budget. I would much rather loose a few clients for being too expensive for their budget than loose future clients by producing sub-standard work.

If you think option 1, 2 or 4 is the solution for your extension then fill in the form on the left or call the number at the top of the page to arrange an appointment. You will notice that these options all offer a high quality finish.

Aug 06

5 Steps to Ensure a Like for Like Quote

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You would think that comparing quotes would be very easy. You hand out plans to builders, they take a look around your home where the work will be undertaken and you tell them about anything that is not mentioned on the plans that you would like them to include. Simple. Well, not really.

Below are some simple solutions to avoid pitfalls that will help you compare like for like quotes.

1.   Give the builder the correct drawings

There are two types of plans that your architect will prepare for you. The Outline Drawings and The Structural Specification Drawings. The Outline Drawings are used for the planning office to determine what you are allowed to build. These plans have limited detail and are missing many aspects such as materials to use, or the spec the build requires. They are also subject to change if the planning office require alterations. An honest and reputable builder will prepare his quote based on what, in his experience, you will need to complete the project. Unscrupulous builders may quote the bare minimum shown on these plans in order to get the work and then add extras later to make up their money. It is much better to hand out Structural Specification Drawings with as much detail as possible to give builders as little wiggle room as possible.

2.   Relay a consistent personal specification

When you speak to each builder that visits your home tell each one your personal requirements. It is better to write any additions down so that everyone has the same starting point. There will be no excuses later that they didn’t know you wanted something even though you’re sure you mentioned it. Or did you? You told someone, was it him? Sometimes you may amend your ideas slightly after meeting a few builders. Maybe a builder comes up with a good idea that you would like including in the quote. Or maybe a problem arises that you hadn’t thought about. In this case, don’t worry, simply make sure that every builder has the same amendments. If you have already met with builders before you change something call the previous builders and let them know. Better still, email them so that everyone has a copy of the changes. They can quickly change their costing’s before they submit them to you.

3.   Read the quote carefully

Resist the temptation to skip to the last page and dismiss a quote because it seems too expensive. Talk to the builder and discuss why it is slightly higher. Perhaps he has included something that the others have not. Did you mention something to him that you didn’t mention to the others? Has he included fixtures or appliances that you would prefer to buy yourself? Maybe a quote is temptingly cheap because something is missing or the builder is using cheap labour or cheap materials. And when I say cheap I mean low quality. This will be a lot of money you are spending. It is worth careful consideration, not just a few seconds glance before dinner or your favourite television show comes on.

4.   Compare the quality of the work

Quantity of work and quality of that work are very different. The old saying is true. “You get what you pay for.” This does not mean that the most expensive builder is the best or the cheapest builder is the worst. But it can give you an indication of the quality of their work if you are prepared to scratch the surface. A few quick avenues to investigate are:
a) Have they given you a written quote or just a verbal price over the phone? If they cannot be bothered to write the quote down how bothered are they going to be when work starts. Also, a verbal quote will leave you very vulnerable when work begins and extras start adding up.
b) Do they have public liability? A must if you are trusting them to build on your land.
c) Do they have the money to complete your project? Check out their finances.
d) Check out any memberships. Verify any Logos that they use. Are they actually a member?
e) Do they offer a written contract? If not, why not?
f)  Do they have a dispute procedure in place? What if you disagree with something during or after work has been completed?
g) Check out previous and present jobs that they have worked on. Ask to speak to past clients alone so you can get a true analysis.

5.   How long will the job take to complete?

When comparing quotes it not just the quality and the cost that’s important. The length of time it takes to complete will be a deciding factor. If you have a deadline for your project then check that the builders can start at the right time and can complete within a certain timeframe. A one man band who undertakes every aspect of the job alone will take much longer than a gang of skilled tradesmen all organised to a scheduled timeframes. But remember, if they are good builders they may be booked up many months in advance so be prepared to wait if you can.

You will find much of the information mentioned above is common sense, but it’s surprising how many people rush through the quoting process to appoint the cheapest builder. You are about to spend a lot of money on this purchase and you owe it to yourself to check that you are getting what you have asked for and what is necessary to complete the project correctly.

If you are looking to build an extension to your home and want a clear fair quote, then fill in the Extension Enquiry form on the left or call 01922 624262 to book an appointment.

Jul 06

Do you need planning permission

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If you have clicked here it may be because you would like to add an extension to your home but are unsure if you need planning permission. Maybe you do require planning permission but are unsure where to start. Well, don’t worry we can get you started.

If you answer yes to any of the statements below you WILL probably need planning permission.

For Single Storey Extensions you will need planning permission if:

  • You are planning to build on designated land.
  • Your extension (including previous extensions) exceeds 50% of the total area of land around the original house. The term “original house” refers to how the house stood in 1948. Sheds and other outbuildings must be included.
  • Your extension is to be built at the front of the property and facing a highway.
  • You wish to change the materials used for the exterior work. This rule does not include conservatories.
  • Your extension is to exceed more than half the width of the original house.
  • Your extension is to exceed 4 meters in height.
  • Your extension is within 2 meters of a boundary and the eaves are to exceed 3 meters in height.
  • Your extension extends more than 3 meters from your original semi-detached house or 4 meters if a detached house.
  • Your rear extension exceeds more than a total of 4 meters in height.
  • The eaves and ridge of the roof are higher than the original house.

For Double Storey Extensions you will need planning permission if:

  • Your extension does not meet any of the rules for the single storey extensions.
  • Your extension is at the rear and it is within 7 meters of the rear boundary.
  • You wish to construct a different roof pitch to that of the existing house.
  • You wish to install windows to the side of the extension without obscure glass or with openings lower than 1.7 meters above the floor in which they are fitted.
  • You wish to install a balcony or varanda.

So, if you answered yes to any of the statements above you WILL probably need planning permission.

If you would like to build an extension to your home and think that you may need planning permission then contact us by filling in the form to the left or calling the number at the top of the page. We will be happy to guide you through this process.

The statements above are condensed and aimed to offer you a quick guide into planning. If you require further information about planning permission please visit the planning portal on the web address below.

http://www.planningportal.gov.uk

Click here to visit the Walsall council website to submit an application or download a paper application form

Mar 31

7 Considerations before you start your extension

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1. Decide why you want to extend

Extending your home can be very daunting. Especially at the beginning when you may not know where to begin. Although much of the burden will be undertaken by your builder and architect there will be many questions that only you can answer. If you do not already know, decide what you want to use the extension for. More space for a growing family. Increase the size of your kitchen. To add a bathroom. To add bedrooms or extra living space. There are many reasons and all individual to your personal requirements. It’s a good idea to keep this in mind when planning your extension. I have seen many families lose focus on the initial reason for extending. The build may become much larger than originally required or unnecessary extras added. Stay focused to stay on budget.

2. Set yourself a budget

Leading on from the first point it is a good idea to have a budget in mind that you can afford. It is no good allowing an architect to put pen to paper on your dream extension only to find when you get quotes from builders that you cannot afford it. If you trust the architect it might be a good idea to divulge your budget to him so that he can design an extension that you can afford. When deciding the budget you must also remember to put aside an extra 10% for extras. There are always extras. Most of the time these extras will be additions that you require as the build comes to life. There should not be extras from a competent builder if he has completed a quote correctly.

3. Purchasing the correct plans

At this stage the best person to talk to is an architect. A good architect will know what you can build. They should be able to advise what your local council will allow you to build.  An architect will draw up the first set of plans to submit to the planning office. Ask your architect for additional sets so that you can hand them to builders to use for their estimates. These first set of plans are only basic and are used to determine “what” you can build. These can be used by builders to formulate estimates only as they will not have all the details. However the second set of plans that your architect will produce are much more detailed with a complete set of specifications. These specifications will include materials to be used and instructions about specific details such as steels or foundations. As the first set of plans determine “what” you can build this second set determines “how” you can build. Do not opt out of purchasing this second set of plans to try to save money. These are the plans that could save you a lot of money as the build gets under way. It is better that everyone is literally working from the same page. It is also important to pass these plans onto the builder that you have chosen so that he can firm up his estimate into a full quotation armed with all the information.

4. Choose the correct builder

It is important to choose the correct builder for your extension. There are far too many considerations to be listed here. Please, instead read the full article 10 Steps to choosing the correct builder for your extension once you have completed this article.

5. The sacrifices you make for your extension

A consideration that is often overlooked is that every home will suffer due to the new extension. Your extension should add much value to your home and to your lifestyle, however there is always a trade off. This may be the loss of part of your garden. The room that you are extending from may now be in the centre of the house and may suffer from a slight lack of direct sunlight. If you are extending to the side of your home you may lose the access to your back garden. Every extension comes with a trade off. If any of these sacrifices or any other that you think of worries you it is best to talk to your architect to try to find solutions.

6. Consider the Additional Extras

When your extension is complete there will be other smaller projects that you will need to undertake. It is better to think about these at the beginning so you can prepare and either include them in your budget or save for a later date. You may require a new patio, decking or garden landscaping. Your new extension will need decorating. If this is not included in the quote this will need to be conducted later at an additional cost or by you when the build is complete. Some clients decide to use the extension as an excuse to replace the internal doors throughout the rest of the house. This may also be true of the existing windows. You may need to replace the boiler to accommodate any additional radiators. You may also require additional electrics or a new consumer unit to accommodate the additional sockets and lighting. As every project is individual there is an endless list of additional extras for you to consider. Speak to your architect and your builder to try to uncover this list of potential extras. It is better to be prepared from the beginning.

7. The disruption the extension may course

A good builder will always try to keep the disruption to you and your family to an absolute minimum. However, it is inevitable that there will be some interruption to your day to day life.

  • Your driveway will be required to store some of the bulky materials such as building sand, bricks and blocks and possibly a builders skip. If you have a small driveway you may have to find an alternative place to park.
  • If you are having an extension that requires your kitchen or bathroom to be removed you may have to sacrifice a cooked meal for a few nights or a hot shower or bath.
  • You may not have much access to your garden for a while as the builder will require somewhere to store equipment and materials.
  • There will be dust. I’m sorry to be the one to break this to you. You can’t stop dust. It has a habit of finding it’s way through the most tightly taped joints and partitioned areas. A good builder will endeavour to reduce the mess by using dust sheets, or spend the last half hour each day tidying but there will still be dust.
  • You may have to adjust your daily routine. As the build gets underway, all sorts of small changes may alter your daily schedule. A few quick questions from the builder in the morning may course you to be slightly late for work or the loss of a bathroom or kitchen for a few days may mean you have to pop to a family members house for a quick shower.

These disruptions will be a small price to pay for a new extension that will transform your home-life.

I hope this article hasn’t put you off an extension, but I find that it is better to be prepared for these situations rather than be surprised or even upset when they arrive. A good builder will do his best to help you work through these circumstances and make the process as enjoyable as possible. And remember, the end result will always out-way any inconvenience in the long run.

Click here to learn How to choose a builder

 

Mar 24

10 Steps to choosing the correct builder for your extension

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When choosing a builder it is VERY important to select a firm that is up to the task. It is first up to you to decide the importance of your project. If you need a garden wall building or a bit of pointing then you can be a little bit more relaxed about the builder you choose. If something goes wrong it shouldn’t cost you too much to put right. Also, as the job is small a smaller building firm or “one man band” should be up to the task. As your job becomes larger the importance of selecting a good builder becomes vital. This is especially true of your extension.

“many clients spend longer deliberating the colour of the paint for their new extension than they do choosing the builder who will complete the work”.

Your extension is a large structure that is going to be attached to probably the most valuable asset you own and yet anyone, including yourself is allowed to build it. However, if you were to build it yourself you would take your time, research the best building practices, use the best materials and would certainly not run off with your own money. Yet you are expected to trust a perfect stranger to do the same. There are obviously building regulations that every build has to adhere to that are monitored by your local council, but there is no regulation to govern who can call themselves a builder. With this in mind it falls to you to take care when selecting the building firm to construct your home extension.

The main thing to remember when reading the steps below is this isn’t a finished product that you’re buying. When you find a TV or a car that you like the only differential is the price and maybe the lead time. With an extension you are purchasing a builder who will build your extension. Don’t assume each builder will build you the same product to the same spec, especially if they are charging a lower price.

With this in mind, when selecting a builder this is the process you should consider.

  1. Try to select a builder through recommendation

    This is a point that you probably already know and have considered yourself. This, however, comes with its own problems. You have to know someone you can trust who has had a recent extension. And the building firm they used must then have been a good firm. It’s no good hiring a building firm just because you know of them. This is not a case of “better the devil you know”. It’s better to skip this part if you cannot find a friend who has had a recent extension by a quality building company. Instead, try to find a local reputable builder through other means.

  2. Collect quotation request letters

    If you cannot find a builder through recommendation do not panic. When you or your architect submit your drawings to the planning office you will start to receive request letters from builders who have seen your planning permission application online. Collect these letters and research the builders that you like the look of. If they have a website then take a look at any past projects that they have put in their gallery. Select 3 builders and approach them for a quotation. More than 3 and you may get confused, fewer than 3 and you may not find your ideal builder.

  3. Obtain quotations in plenty of time

    It is important that you give the builders plenty of time to compile your quotation and then if appointed place you into their schedules. The best builders will be booked up many months in advance, especially in the summer, so remember it is not always on your time-frame. If you are in a hurry to start work on your project then as soon as you have drawings in your possession call builders and arrange visits. Do not wait for your plans to pass planning permission. If you have appointed a good architect then he should know what will pass, so your plans should be adequate to obtain estimates. Always make sure your architect prints you plenty of drawings so that you can pass them out to the chosen builders

  4. Be patient

    You will probably be very keen to know how much your project will cost, but even the longest serving builder can be caught out by details that he has overlooked until he has analysed the plans thoroughly. Resist the urge to ask the builder for his best guess while he is making his preliminary visit. An over-estimate may put you off and an under-estimate may get your hopes up. A good quote should take a few weeks to compile. It’s also important to remember that many builders have to work on their quotes in the evening after a days work, so be patient.

  5. Choose a builder you get along with

    This can only be judged by you. The builder and his team are going to be spending a lot of time in close proximity with you and your family. It is important that you trust them. They will be working in your home and much of the time unsupervised. You can do all the background checks on the company’s work and feel that the price seems very fair, but if you don’t trust them then tread carefully.

  6. Obtain a clearly defined written quote

    Your extension is very important to you and should be treated like the individual project that it is. A clearly defined written quote should be essential. Not only because it ensures that everything that you’ve specified has been allowed for, but it also shows that the builder has placed adequate effort into your quote and not simply multiplied the square footage of your extension by a figure that may have worked for a previous project. This latter method only increases the risk of additional extras as the project progresses. If you have plans there is no excuse for not receiving a written quote. A verbal price or even a very brief description of the job with a final figure should be avoided.

  7. Do NOT choose on price alone

    When you obtain your quotes read them carefully. I can not stress this point enough. Try to resist the urge to skip to the last page and choose on price alone. You should check that you are getting like for like quotes. A cheap quote may be cheap for a reason. Take your time to read the quotes making sure you are getting everything that you asked for.  Just because you have told the builder what you want and he has taken your architect drawings doesn’t mean that he has allowed for everything on your list. It has been know for some builders to offer cheap quotations and then add extras to the project as it unfolds on elements that the you thought were included in the original quote. At this point you will feel committed to continue and hope that the costs don’t get out of hand. This sort of quote is referred to as “a foot in the door quote” and should be avoided. It is better to admit that you may need a few extra months to save for your dream extension rather than opting for a cheap quote that may turn out to be more costly in the long run. The old saying “you get what you pay for” holds very true here. If a quote seems expensive it may be that there are elements involved that you could live without or leave ’til later. Talk to the builder and ask if he can tweak the quote to suit your budget.

  8. Choose a builder who IS VAT registered

    When you receive the quotes look for companies who are VAT registered. This may seem like strange advice, as you will seemingly pay more, but has some very sound logic attached to it. The VAT threshold for any company in England is £81,000. It would not take a competent building firm many extensions to surpass this figure each year. It could be argued that any builder who is not VAT registered has not completed sufficient projects large enough to have the experience to complete your extension. Only you can judge if choosing an unregistered company is worth the risk.

  9. Insist on viewing previous extensions

    When you have narrowed down your choice to the building firm that you feel is suitable to complete you project, insist on viewing previous projects that they have completed. This does require a little work on your part. You will actually need to visit a previous extension. But remember, you are spending a lot of money and this should be a small sacrifice to ensure you are spending it wisely. You would not by a car without a test drive. Visiting a previous job is about as close as your going to get when purchasing an extension. If the builder cannot provide previous projects for you to view then again tread carefully. Viewing previous projects can be a delicate process and should only be exercised when you are almost certain about which builder you have chosen so as not  to hassle previous clients without justification. It is also good etiquette to offer to show future clients around your project if your builder asks.

  10. Obtain a contract

    When you are sure about which building firms services to use get the builder to write up a contract. This ensures that everything is in writing before work begins so that there is little chance of any misunderstandings. A contract will secure your place in the builders schedule and protect both parties. This is a lot of money that you are about to part with. To undertake it on just a handshake would be very unwise.

    The process above is an overview that should be considered very seriously. However, there are probably many other personal aspects that may be important to you. You should use the list above as a starting point and add any considerations that you feel appropriate.

    If you are looking to build an extension to your home and live in the West Midlands or surrounding area, then fill in the Extension Enquiry form on the left or call 01922 624262 to book an appointment.