MOVE OR IMPROVE

Now the the summer is here, many people are thinking about moving or improving.

With the current unpredictable housing market, many of us have questioning the how to improve our homes rather than move.  The primary reason for moving home is to gain space.  So why not improve your home and save on the costs associated with moving.  

The typical costs associated with moving house can be approximately be approximately £12,000.  This includes valuations, conveyancing, estate agency fees, removals and stamp duty.  This is based on the average house price of £280,660 in the UK.  

(https://landregistry.data.gov.uk/app/ukhpi/)

Added to this is also the cost of approximately £5,000, that most people spend in the first year of their new home in repairing, decorating, furnishing and landscaping costs.  This increases the overall cost of moving to around £20,000.

If you like the area that you live in, your neighbours and you have all the facilities in your neighbourhood that you desire, then it makes sense to look at the option of extending and improving your home.

Of course, if you would like to change any of these factors then the decision is usually to move.  The option of extending is not an easy one, there is the disruption to your home and the processes of obtaining planning permission, building regulation approval and employing building contractors for your project.  

. . . . . . Check out our article on Permitted Development (PD).  

PD rights allow the improvement or extend/ renovate your home without the need for a full planning application. 

Homeowners should always be wary of taking on a project without professional advice from an Architect.  With an Architect, the ‘journey’ can be easier than you imagined.  

An Architect will work with you to help you visualise the potential that your property possesses and give you value for money that should add value to your home.  In some cases, their fee can appear to be alot, but they can manage the project and administer the building contract to minimise any additional costs and complete your project on-time, on budget and relatively stress-free.   

*The cost of an Architect can range between 5% - 15% of the construction cost, dependant on the level of services you require.  

If you do decide to use an Architect, always check the Architect's Registration Board  (ARB) register to check if they are a genuine Architect, if they are not listed, do not use them! 

An 'Architect' is a protected title and it is an offence for an individual or practice to use the name.  Architects are legally required to have insurance, so any mistakes or mishaps they make are covered.

The average cost of an extension is approx. £1,500 to £2,000 per sq.m.  This is dependant on the complexity of the design and the materials used.

We recently completed alterations and an extension to a house that cost the client £48,000.  The house was valued shortly after completion at £100,000 more.  

Not only will an extension transform your home and add to your quality of life, it can add significant value and will also help in selling your property, if you decide to move in the future.  

Obviously there are many factors that will affect the value of your property which your local estate agent and/ or architect will be able to advise you on.

Before you decide on whether you will ‘Move or Improve’ be sure to seek professional advice and explore the options that are available to you. 

You never know,  you may be sitting on the property of your dreams without realising it ! 

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While every effort has been made to check the accuracy of this article, readers should always make their own checks.

The Author does not accept any responsibility for misstatements made or any misunderstandings arising from the information provided.

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HOW TO CUT THE COST OF YOUR EXTENSION - PART 2

Part 2 is here, some more of our tips on how to cut the cost of your house extensions:

6. D.I.Y.

7. Project management

8. VAT

9. Materials.

10. Time and Planning.

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6. D.I.Y.

It makes sense that if you have some good DIY skills to do some of the work yourself as the cost of labour can be more than half of the building cost. The difficult parts of the project are the structure, i.e. the foundations, walls and roof and you really need to have good experience & expertise of these if you are going to do these elements yourself. A lot of people choose to do the simpler tasks such as decorating (tiling, painting etc), which is by far the easiest way to save money.  You may also have the skills to fit kitchen units, bathroom fittings, hot and cold water pipework etc.

If you do take on work yourself ensure that you are confident that you can provide a good finish as bad workmanship will be obvious and can be false economy.

7. Project management

Most builders do not carry out all of the work on a project themselves and will usually employ sub-contractors to do some of the work for them. They are effectively project managing the project and this can add approximately 20% to the cost for their management and time.  This may be the only option for people who are too busy to do it themselves.

Although project managing your project can be time-consuming it can provide significant savings but may take longer as you will need to co-ordinate the various contractors required and in the correct order. You will therefore require good management skills as well as a sound knowledge of construction.  This can save a lot by sourcing your own contractors, rather than employing one contractor organising the whole contract.

8. VAT

Most building contractors are VAT registered and this will add 20% to the labour and materials costs. The trick here is to use tradesmen that have turnovers less than the threshold for VAT registration. This works very well if you are project managing the project, if not, then you could employ a building contractor to build the structural elements of the extension and then employ self-employed tradesmen to carry out the electrics, plastering and decoration. 

You may be able to reclaim some VAT back if you are doing work to a listed building or extending a building that has been empty for two years.  

Zero rate VAT applies to:

• Building a new house or flat; this can include self-contained units that have no connecting doors to other houses, i.e. they can be used independently from any other property (including businesses) and can be sold as its own.  Note: Granny flats or annexes built as an addition to an existing house cannot be sold or used separately to the main house, so VAT is applicable at 20%.

• Work for disabled people in their home.

   

Reduced VAT of 5% applies to the following:

• Certain work for people over 60.

• Energy-saving products installation.

• Improvements to a domestic property in the Isle of Man.

Please refer to the Gov.UK website for up to date information;

https://www.gov.uk/vat-builders

9. Materials.

The easiest way to save money on your project is to source some of the materials yourself from reclamation yards or the internet. Open an account with Jewsons or a local building merchants and you will often get an automatic discount.  You can also negotiate further reductions, particularly if you are going to spend large amounts with the merchants.  This can save a considerable amount as materials can be marked up considerably by a builder.

Second-hand materials can be bought a lot cheaper than buying them new, and will also be free of VAT. Also look out for end of line sales where you can save money on fittings, such as carpets, kitchens and bathrooms. Find out where your trade shop is located and see if you can purchase materials. You could try and negotiate for a trade discount or even buy in bulk and then sell back or sell on what you do not need.

10. Time and Planning.

In any project the key factor for a cost effective solution is to plan in advance. It takes time to organise alterations to your home from organising the best finance deal, hiring an architect, a builder etc. When hiring people it pays to obtain quotations from at least 3 parties, but remember that the cheapest is not always the most effective, look at their experience, as this can help you save money in your project. 

You will also need to know what the interior will look like, for instance the fixtures and fittings, knowing this in advance will allow you to source the materials you need and will save you money. At the start you must ensure you have a schedule of all the costs of your extension as this will allow you to save money on your extension as you will be able to assess the materials and labor costs.  This applies to all cases of building your extensions, i.e. if you are to do some tasks yourself or if one contractor is managing the whole project.

Leaving any of the above items until the last minute will mean that you will not always get the best deal and you could end up paying over the odds because you did not spend the time and plan your project in advance.  If you are to take the role or Project Manager in your build and/or to purchase the materials yourself, the timing of which can be everything! Delivery times can be critical, as you will need materials to be onsite and ready to use for the day they are scheduled to be used! If not you will waste money on on-site labour as you will be paying for a site with no one working on it.

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While every effort has been made to check the accuracy of this article, readers should always make their own checks.  

The Author does not accept any responsibility for misstatements made or any misunderstandings arising from it.

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HOW TO CUT THE COST OF YOUR EXTENSION - PART 1

See how to cut the cost of your extensions in 10 easy steps....

1. Establish a brief and budget.
2. Employ an Architect.
3. Know your neighbours.
4. Statutory requirements.
5. Simple Design, 

and coming soon, Part 2. . . . . . . . . . . . 
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1. Establish a brief and budget

It is important from the beginning of your project to establish a brief and budget and adhere to it. A clear brief will help your architect provide an accurate design to meet your requirements and budget. Planning your build in advance will allow you to develop an idea of exactly what your project is to provide, how you are going to use the space and what it will look like. A great way to communicate your ideas is to collect images from building magazines and websites.
The budget should always include a contingency sum to allow for any unknowns, i.e. items that can cause delay or further costs that cannot be determined until work has begun, 10% of your budget is usually sufficient. Also, be clear about the types of materials, fixtures and fittings you would like so that every detail can be budgeted from the outset and therefore limiting any additional costs in the construction phase. This is also where an Architect can assist you in defining and helping you to ensure a cost effective budget.  It may also be worth you sourcing and purchasing units and fittings yourself, i.e particularly for kitchens and bathroom fixtures and fittings, as you could make significant savings, particularly if you source products in sale periods or end of supply periods.


2. Employ an Architect

Although this may seem like an unnecessary expense, an Architect can save you time and money and add value to your project. Architects are trained problem solvers and they can show you how to enlarge your home so you won’t have to move. The architect will provide a design that will give you the most efficient use of space that will also be cost effective not just in the build cost but also in the building’s life-cycle cost. They will guide you through the whole process and help you find the right builder. 
Fees are usually charged as a percentage of the total construction cost, which is usually between 10-15% of the construction cost, the actual % charged will depend on the level of architect’s service you require.


3. Know your neighbours

If you are building on or near the boundary or will be excavating near a neighbouring building then you will need to comply with the Party Wall etc. Act 1996. Under the Party Wall Act, you must notify your neighbour about your extension at least 2 months before you start building. If you can get them to consent in writing to the works you will avoid using a party wall surveyor and therefore, save on fees. If a party wall settlement is required, i.e. your neighbour disagrees with your proposal then surveyors will need to be appointed.  
The average cost of a Party Wall Surveyor is approximately; £900 - £2,700.  The homeowner leading the project is usually responsible for the Party Wall Surveyor’s fees.
Refer to https://www.gov.uk/party-walls-building-works for full details of the Party Wall Act.
Keeping your neighbours informed of your proposals at the earliest opportunity may help you avoid any problems with your project and avoid any unnecessary delays and costs due to disagreements.


4. Statutory requirements

It is a legal requirement for you to comply with Planning legislation, Building Regulations and the Health and Safety Act. Your architect will be able to guide you through the processes effectively and efficiently. 
You should choose an architect with a track record of designing similar projects and to keep a track of costs agree a fixed price for planning and building regulation applications.
Keeping your design simple and in keeping with your property, i.e. if you select materials that match your existing property then your project may be built within permitted development rights and therefore save you the planning fee and the time it takes for planning permission to be approved. (This usually takes 8 weeks). 

Coming soon…........Our article on Permitted Development. to see what you can do to improve or extend your home without the need for planning permission.


5. Simple Design

Keeping the design simple will provide a cost effective solution to your project.
A rectangular extension with a simple pitched or flat roof will be the most cost-effective and  if you can avoid any unnecessary curves and angles that are not 90 degrees. 

A simple design does not mean it will be boring! Choosing the right materials and utilising large window openings can provide an attractive contemporary design.  

Speak to your Architect to show your home can be made exciting and interesting without unnecessary expenditure.

. . . . . . . .and coming soon, Part 2. . . . . . . . . . . . 

6. D.I.Y.
7. Project management
8. VAT
9. Materials.
10. Time and Planning.

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While every effort has been made to check the accuracy of this article, readers should always make their own checks.  

The Author does not accept any responsibility for misstatements made or any misunderstandings arising from it.

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PROJECT MANAGEMENT - ARCHITECT'S ARE THE TRUE PROJECT MANAGERS!

Architect's are the original and true Project Managers.

We explain why you should use your Architect as the Lead Project Manager on a project as they will be the most valuable asset to a client;

The management of information throughout a project is absolutely critical for a successful outcome to be achieved.  Construction projects, even simple house extensions can be a complicated process, especially with the amount of protocols that need to be followed, i.e. Planning, Building Regulations, Health and Safety etc.  A project managed correctly can make life a lot easier for the client and all parties involved.  Effective project management will save the client time, money and stress, especially when budgets are constrained in a recession!

The Project Management role is typically the Architect’s role but since the mid-1990’s other building professionals have begun to take on the role. Most Project Managers that are not Architects do not have a solid understanding of design and the construction process.  When they manage a building project they always have to refer to the other consultants (i.e. Architect, Structural Engineer etc.) for advice and therefore the process can take longer and may cost more money. 

By using an Architect to carry out the role of not only designer but also the Project manager you are effectively removing the ‘middle-man’ that will not only save time but will save money. 

As Architects we have the same skills as our construction counterparts with the added advantage of an education in design, space planning, technical detailing, contract administration and project management. It is this combination of skills that ensure that Architects are experts in delivering projects through their knowledge of the building process from inception to completion.

Using an Architect to act as the lead consultant, gives the client a single point of contact and communication to co-ordinate the design team, other consultants and the building contractor(s).

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While every effort has been made to check the accuracy of this article, readers should always make their own checks.  

The Author does not accept any responsibility for misstatements made or any misunderstandings arising from it.

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WHY USE AN ARCHITECT?

Whether you are planning to build a new house, to alter of extend your existing home or to employ a builder, there are many advantages to using an architect for your project.

Architects are trained problem solvers and know the construction industry inside out. They have undertaken seven years of architectural training; no other building professional is trained in design and construction to such a high level of expertise. The term ‘Architect’ is a protected title and UK law requires those that use it to be registered with the Architects Registration Board (ARB). 

A registered Architect is also required by law to carry Professional Indemnity Insurance cover appropriate to the scale and type of work that they undertake. 

You should always check to see if your ‘Architect’ is registered as there are many people in the construction industry that claim to do the work of an Architect but are not qualified. Please refer to the ARB website to check for registration of any ‘Architect’ before you hire them. (www.arb.org.uk)

An Architect’s experience and insight can help stretch what can be achieved within your budget and add value to your project. Whether you are looking for tradition or innovation an architect will understand your hopes and anxieties. They will find the extra light and space you didn’t know had and and help translate your vision into reality bringing value for money, peace of mind and keep the project on time and budget.

When designing a project, an Architect uses their skills and expertise to think about the most efficient way to build your project, maximising the energy efficiency to reduce the overall running costs, the structural implications, the effects of the Planning laws and the Building Regulations. 
If these items are not fully considered from the beginning they can seriously affect the costs of a project, as the later any problems are discovered throughout the build process the more they will cost to rectify and can seriously delay the completion date. 

An Architect provides much more than a set of drawings; they have the expertise to see your project through from inception to completion. They can oversee the design process, assist with Planning Permissions and Building Regulations approvals, help select the right builder and manage the project with a building contract and monitor works on-site and keep track of the budget. 

Consulting an Architect from the beginning will allow them to establish a clear brief and a realistic budget and ensure that a project can be delivered on time and on budget whilst identifying and reducing or omitting any potential problems from as early as possible.
Before you start a project you need to consider the following factors when selecting your Architect:

• What do you want to achieve from the project?

• What is your budget?

• What specific experience does your Architect need to have?

• Is there a type of design you are looking for? (e.g. traditional, contemporary, green etc.)

It is important that there is good collaboration and dialogue from the outset. You need to have a clearly defined idea of your brief and budget. An Architect is not there to impose their own tastes and ideas on your project but to follow your brief and help realise your aspirations through their expertise. It is their job to analyse the brief and provide solutions that will enhance your ideas, provide value for money and deliver a project to your requirements.

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While every effort has been made to check the accuracy of this article, readers should always make their own checks.  

The Author does not accept any responsibility for misstatements made or any misunderstandings arising from it.

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