Anthony Petersen Chartered Building Surveyors

Extensions

Many purchasers decide to alter and extend their homes.  While often additional accommodation is a driver when looking for a new property, equally some owners may choose not to sell and move but to consider extension and refurbishment as a more economic option.

We can offer a full or partial service for all building work requirements from the initial design stage and drawing up plans through to administering the contract once building work commences.  However, this service would not cover actual works supervision (see Contract Administration).  Set out below is a guide to the various stages that will need to be taken into account if you are considering extending or refurbishing your property. 

We can consult on the following issues surrounding extensions and refurbishments:

• Architectural & Design Plans
• Planning Permission
• Listed Building Consent
• Building Control
• Building Works Specification
• Contract Administration

Architectural & Design Plans

Surveyors have practical knowledge of building construction and are therefore well placed to use architectural technicians and draughtsmen to prepare plans of existing buildings.  From there scheme drawings for refurbishment, design alteration, extension and similar works can be prepared, which can then be submitted to the Local Authority to obtain all the necessary consents.

Planning Permission

Invariably Planning permission from the Local Authority is required for alterations and extensions.  Examples of when this is needed would be building a single or two-storey extension to an existing property, introducing a dormer window as part of a roof conversion, or constructing a garage.

Planning permission also needs to be sought where the use of a building is being changed for example from commercial to residential use.  The appropriate Planning consent for change of use is required from the Local Authority.

A set fee has to be paid to the Local Authority when making a Planning application.

Listed Building Consent

Certain properties are considered to be of architectural and historic interest.  For the most part these will be period properties, although modern buildings from the twentieth century have also been 'Listed' in recent years.

Listed Buildings fall into three categories, Grade I, Grade II* and Grade II.  Modification and repair work undertaken to all Listed Buildings requires consent; from the Local Authority (Grade II), the Local Authority in consultation with English Heritage (Grade II*) and English Heritage in consultation with the Local Authority (Grade I).  This even applies to removing inappropriate period fittings.  This is principally because it is important for the quality, and type of materials used in reinstating the original fabric of the building or architectural features, to be suitably compatible and in keeping with the original construction.

Consultation with the Local Authority Planning Conservation Officer is needed when anticipating repairs and alterations to Listed Buildings.  Plans and detailed drawings need to be prepared and submitted to the Local Authority before any work is commenced.  Often conditional approval is given subject to sight of appropriate compatible materials.  When a consent is given by the Local Authority, the conditions need to be understood and followed.  The Local Authority does not charge a fee for making a Listed Building application. 

If you would like more advice on Listed Buildings please contact us. 

Building Control

The majority of building works will also require Building Regulation consent from the Building Control Department of the Local Authority.  Once Planning permission has been obtained the approved plans are then used to make a Building Control submission, again to the Local Authority, to obtain Building Regulation consent.  This is where all the technical information is added to the plans, which might include drainage details, insulation ratings and structural calculations. 

It is from these plans that a specification (see Building Works Specifications) can be drawn up in order to obtain competitive estimates from building contractors to a more accurate level than working off Panning drawings alone.

The Local Authority makes two charges when applying for Building Regulation consent, one payment is made when the application is submitted and a second payment once the work has commenced and been inspected by a Building Control Officer.  These fees vary and are calculated on the size of the work to be undertaken.

Building Works Specification

If you are seeking to alter or repair your property it is advisable to have a specification prepared.  This gives detailed technical instructions to the builder on the extent and nature of the work required.  Often this allows competitive estimates to be prepared by builders on the same basis.  In some cases building works specifications form part of a legal building contract (see Contract Administration) and are read in conjunction with drawings (see Building Control).

Contract Administration

Once all the necessary consents have been received we can offer the services of administering the building contract on your behalf.  If a formal building contract is entered into this would include such details as the fixed price figure of your chosen contractor obtained from the competitve tenders, commencement date and duration of the work.  Advice on what type of contract is suitable for your project can be given.

Under contract administration we carry out inspections of the building work as it progresses, which are normally fortnightly, attending meetings with the contractor, sub-contractors, owners, and other professional trades involved and the content of these meetings is recorded.  It is usual practice for interim payments to be made to contractors once work has commenced and we can certify these sums when presented for payment.  Supervision of the building works on a daily basis, however, is not within this service and is the responsibility of the chosen contractor.  However, we would be available, at short notice, to attend site and give advice to the contractor on matters as they arise.  At the end of the project we can confirm final payment and draw up a schedule of minor outstanding works, sometimes referred to as a ‘snagging list’, which the builder will need to complete. 

If you would like one of our surveyors to visit you at your property to discuss a possible building project please telephone or email to arrange an appointment.