Extensions Extending or altering your home So you have just decided that your home is not big enough anymore and you are now willing to take the plunge and extend or alter your property but how do you go about it? Can I afford it? The most important item you should consider first is can I afford it? Unless the project is very small scale or you have a large sum of money put aside for this event then you are going to need some form of financial help. There are several sources you can consider. Firstly, you could ask your family or friends to lend you the money, but obviously you will need to be very careful that this option would not affect your existing relationships with the lender. If it might then this option is probably best left well alone. The next best option is to extend your mortgage or remortgage your home (see mortgagesexplained.com).top Finally, you can always approach a separate lending institution, such as a high street bank, for the monies but if the loan is substantial (say over £10,000) then you will need to provide collateral (security) which will usually be secured on your home. However, bear in mind that this option is likely to cost a lot more than approaching your current mortgage company so use it as a last resort. How much is going to cost? If you are unsure of what the "ball park" cost of your extension is likely to be then either speak to your friends and colleagues, who may have had similar projects, or contact a local builder who usually will give you a free estimate. Always add a contingency allowance to your estimate because there will usually be unforeseen events that will inevitable cost extra money. An additional 10% allowance should be satisfactory. Once you have all the financing in place what is the next step? Before proceeding with the project you will need to consider as to whether you require any third party permission. Do I really need to get these permissions? The answer is almost certainly yes.top If you are the owner of your home with a freehold interest (ie you do not pay service charge or ground rent to anyone) then the first and probably most important permission you will need to consider is planning approval. In addition, you should also always check with your property deeds to ensure that there are no Covenants (restrictions) on your property that prevent you extending or altering the property. If in doubt then check with your solicitor. If, on the other hand, you are the owner of a flat that you will almost certainly be a leaseholder. If so then before you can consider seeking planning approval you will need to check the terms of your lease to see if you are allowed to undertake your proposed extension (i.e. extending into the loft space). If permission is required then you will need the written consent of the freeholder before you can proceed further. Beware a fee may be payable to the freeholder in these cases and also to a solicitor if you use one. Do I need to get planning permission before I approach anyone else? In most circumstances it is wise to approach your neighbours first before you commence with the formalities of obtaining any other permission. Although this course of action is not statutory it is courteous and may help to negate any concerns that your neighbours may have over the project.top You should be aware that if planning permission is required then, in most cases, the Local Authority would write to the surrounding neighbours asking for their comments and concerns over the extension. Beware, their replies (if negative in nature) may form the basis of the grounds by which the Authority rejects your project. What is planning permission and do I need it for my extension? Over the years several Acts of Parliament have been passed that define what a property owner can and cannot build to their home or land. These laws not only cover residential dwellings (i.e. houses and flats) but also commercial premises such as your local supermarket or office block, albeit special rules apply in these cases. The purpose of the planning system is to protect the public interest and the custodians of policing these laws are the Local Authority. Therefore, if you wish to extend your home you must apply to the Local Authority for permission before you commence any building works unless it is deemed to be permitted development.top Take care, if you build something that requires planning permission before first obtaining the relevant permission then you may be forced to put things right later which will probably prove costly and troublesome. The Local Authority may, for example, serve upon you an Enforcement Notice that states you will have to knock down your extension! What is permitted development? Under the planning laws development means: - A. Building work; such as a house extension or the provision of a garage or greenhouse B. An operation other than building; for example, erecting a fence or constructing a hardstanding C. A change of use (even though this may not involve building or other works) such as dividing your house into flats or running a business from your home top So what is permitted development. If you meet all of the following conditions then your extension will fall within this category and consequently planning permission will not be needed: - 1) The works do not result in the volume of the original house being increased by more than the permitted allowance which is either- a) If you live in a terraced house or an area of Outstanding Natural Beauty/Conservation area/National Park whichever is the greater either 50 cubic metres or 1/10th of the volume of the original house up to a maximum 115 cubic metres OR b) In all other cases - whichever is the greater either 70 cubic metres or 1/15th of the volume of the original house up to a maximum 115 cubic metres 2) No part of the extension is higher than the highest part of the roof of the original house 3) No part of the extension projects beyond the forwardmost part of any wall of the original house which faces a highway (a public footpath may count as a highway) 4) No part of the extension which comes within 2 metres of the boundary or is more than 4 metres above the ground (this condition does not apply to extensions or alterations to the roof of the original house)top 5) The extension will not result in more than half of the original garden area of the house being covered by buildings or structures 6) The extension is not for occupation as a separate and independent dwelling [The volume of the house is calculated on external measurements. Note the allowance is once and for all. Therefore, if an extension has already been built to the original house (i.e. either as it stood on 1st July 1948 or when it was first built) then this volume would count against the permitted development. ] Note that for some houses that have been built over the last ten years or so it was a condition of the original planning consent, given to the developers of the site, (the builders who sold you or your predecessors your home) that ANY future extensions will need planning permission (i.e. there is no permitted development allowable). Therefore check with your deeds or your solicitor. The latter should have brought this point to your attention before you purchased your property.  Also note that the above conditions only apply in England and Wales. If you live elsewhere in the UK then please check with your local planning office but the above will in essence probably also apply to your extension.  How do I ensure whether if I need planning permission or not?  Phew this all seems very complicated!top Yes it can be. But there are several courses of action you can undertake to guide you through these requirements. (See planningqueries explained [due to be on the everythingexplained.com site soon]) If you are still unsure as to whether your extension needs planning permission then you can visit the planning office at your Local Authority and speak to the duty-planning officer to discuss your scheme. The officers are usually very helpful and will give you free guidance as to what will and will not be acceptable or whether you are within your permitted allowance. However, their advice is given without any commitment for approval (i.e. it is still at your own risk) A formal decision will not be given until an application has been submitted to their office. To help you explain you project fully take with you some sketch drawings, which include basic dimensions, and also photographs of the existing layout. If you feel that this approach is still too complicated then you need to call in a professional Architect or Surveyor.top Finding a Surveyor or Architect There are several ways to find a surveyor or architect but always the best is personal recommendation from a satisfied customer! Failing this look in your local newspaper, contact the Royal Institute of Chartered Surveyors (RICS) or Royal Institute of British Architects (RIBA) or indeed visit the Internet. Look for the surveyor's experience in planning matters and also their qualifications. (Make sure they are approved from bodies such as the RICS or RIBA). Once you have contacted them ask for an estimate of cost (in writing) for their fees to deal with the planning permission, including what the likely cost of the planning authorities fees will be. An average price range for this service is £200 to £600 or more depending on the complexity of your extension. Always try to get alternative quotes but do not always except the lowest because they may not represent the best value for money. Again trust a friend who has been a satisfied customer. Do not forget once you have instructed a surveyor or architect to proceed then the money clock is ticking.top How long does it take to get approval? Once you or your Agent (surveyor or architect) have submitted a full set of documents and drawings (plans, sections and elevations) to the Local Authority it takes approximately eight to ten weeks before any decision is made to either approve or reject the application. However, if there is high demand for permissions or it is a holiday period then this period may take many weeks longer. So beware it can take many months before you can start your project.

P1   Other Aspects Other Aspects that need to be considered when entending or altering your property Do I need any other permission? Yes you will. You may require one or all of the following permissions: -  1. Listed Building Consent - If your property is a listed building (ie Grade one/two or two*) then you will require Listed Building Consent. Always check with your Local Authority if you are in any doubt, as making the wrong decision at this stage may prove very costly in financial terms. If this permission is required then you should allow another four weeks delay in your programme. 2. Conservation area/ National Park - If your property is in a conservation area or in a National Park etc additional local planning restrictions will apply including extra form filling and fees. Again if in doubt check with your Local Authority.top 3. Ancient "rights to light" ' Although the Local Authority takes into account any loss of amenities (enjoyment of existing rights) suffered by the neighbours when considering the planning issue for the extension, it does not necessarily have to consider any reduction of light or views that may ensue. However, under Common Law your neighbour may still have a case under the ancient "rights to light" case laws and consequently you could still be open to legal action. Your surveyor or solicitor should be able to give you some guidance on these matters. However, you should be aware that this area of the law is very uncertain consequently there is no hard and fast ruling that can made. 4. Building Regulation Approval - Before you can commence any construction works you will almost certainly need to seek Building Regulation approval. These regulations apply whether you have already sought and received planning permission or are permitted to extend without the need for any planning approval. The purpose of these regulations is to ensure that all construction is safe and habitable. Unfortunately these regulations are very complex. Consequently unless you have detailed building knowledge and also some degree of expertise in preparing a submission to the Building Control department (it is usually a sub department of the Planning Department) you will need to employ an expert in these matters. If you have already instructed a surveyor or architect then it makes sense to extend their commission to include the preparation of these detailed drawings and documentation to ensure that you receive approval.top If, however, you have prepared your own planning submission then it is again advisable to consult a surveyor or architect. The final option you may consider is to contact a competent builder who can arrange for these matters to be undertaken on your behalf. However, the building contractor will then expect you to appoint them to undertake the construction of the extension as well! (See below on how to select a competent builder.) Unlike planning matters these regulations are objective rather than, in some aspects of planning law, subjective. Therefore, it most instances approval can be achieved through detailed knowledge of the regulations rather than being determined by site constraints and planners whims. It is possible to commence your building works by only giving 24 hours notice to the Building Control department, but if your building works gets ahead of the Building Control Officer then you could be at some risk and may experience delays to your programme. Therefore, the preferred route to take is to deposit your application in advance of the extension being started. You should allow approximately four to six weeks for full approval to be achieved. However, the comments relating to the planning delays, stated above, also apply here. If you are confident that your extension will receive planning approval then you can apply for Building Control approval in tandem with submitting the planning approval, thereby minimising any time delays.top As with all submissions to the Local Authority a fee scale applies. Check with your surveyor to advise on these costs which may vary from £100 to £300 per application. 5. Party Wall etc Act - If you:- a) Intend to carry out any building works that may impinge upon a wall or fence (i.e. removal of chimney breasts/stack raising/repairing the wall etc) that you share with a neighbour (i.e. a party wall) or b) if you intend to build foundations that are adjacent to your neighbour's property and will be lower than the bottom of their foundations Then your building works will probably fall within this the parameters of this Act. If so, you be required to serve a Notice on your neighbour of the proposed works giving a minimum of one/two months notice period dependant upon the works being carried. Agreement will then need to be reached on the methodology by which the construction can be carried out. Also a survey of the condition of the building structure needs to be undertaken.top This Act can be very complicated to operate to the uninitiated and if the Notices are served incorrectly can allow your neighbour to go to the County court and serve an injunction on you to stop all building works until agreement is reached. If you feel that your extension may fall within this category then consult a surveyor with experience in these matters immediately to advise you further. Note that your neighbour is entitled to appoint a separate surveyor to act of their behalf and all their fees are payable, in advance by YOU. 6. Statutory permissions - If you intend to move the electrical or gas meter as part of your alteration works then you need to contact your local utility company for permission and a cost for the alteration, which will usually be quite expensive. 7. Tree preservation orders (TPO) - If you intend to demolish or prune a tree, as part of the extension building works, then you should check with the Local Authority as to whether they have protected it with a Tree preservation order (TPO). If it has you will need to get their permission before any works to the tree is undertaken. In addition, if you live in a conservation area the Local Authority may also have protected groups of trees that are situated in your garden. If in doubt check with the Planning department.top Is there anything else I should consider? Design is very important when undertaking an extension of any kind for two fundamental reasons. Firstly, there is no point in building an extension that meets all the above permissions but does not provide your needs for space and spatial arrangement (i.e. the internal layout). In addition, you will need to consider the future requirements of both yourself and other parties ie when selling your home. You should always consider if prospective buyers will be put off purchasing your property with your proposed plans to extend or will it add value to your home? Always remember a very simple rule. Any changes that you make to the design before commencing the building works (assuming that these do not affect the permissions gained) will cost pennies but changes made during the construction phase will cost pounds.top Spend time considering all the design options thereby ensuring that you arrive at the most cost-effective solution and hence maximising your requirements. Make sure that your extension matches (blends in) as close as you can to your existing materials and property design. Do not let your extension stick at like a "sore thumb". If it does then it will almost certainly cost you money when you come to resell your home. Before you finalise your design you may wish to invite your local Crime Prevention Officer to view your proposals. Their comments and advice are given free of charge and they often give practical common-sense suggestions that will help you minimise future burglaries to your home. I have got all the necessary permissions what is next? Now that your design is complete and you have both gained planning and building control permissions it is now time to consider who is going to build the extension? There are two possible options. You can undertake the project yourself (DIY - see estimating material explained) or select a suitable building contractor. If you decide to follow the later route then how to you select a competent contractor?top How do I select a competent building contractor? There are several ways to find a competent contractor but, as stated above when choosing a surveyor, always the best method is personal recommendation. Failing this check the advertisements in your local newspaper or contact a trade organisation such as the Master Builders or indeed visit the Internet. However, usually it is the contractor who will be chasing you for your custom. Once the Local Authority has approved your planning application then you are likely to receive several building contractors' letters touting their wears. When selecting contractors always look for the contractor's experience in undertaking the type of works you intend to carry out (ie horses for courses!). Ask them for references of similar work they have completed recently in your area. Contact several of the contractor's customers and arrange a visit to their premises. Check the quality of the contractor's work and whether they delivered the project on time and within budget and ask their customer if they would use them again. In addition, check their credentials with any trade organisations they belong to by ringing the organisation and enquiring about their current registration and track record.top From these enquiries you should be able to draw up a short list of between three to four competent contractors. Next approach them all to ascertain that they are still interested in the project and are also able to complete the works within the timescales you require. Ensure that after you discussions you still have a 'minimum' of three to four competent and interested contractors otherwise 'interview' others to make up the required numbers for tendering the extension works. Invite your 'preferred' builders to submit a 'fixed price' quotation based upon the drawings and specification approved by the Planners and Building Control. If you unsure of how to proceed with this tendering process then consult professional advice from a Surveyor or Architect. However, obviously this service will carry cost implications so always check in advance of the fees that they would charged. When you receive the quotations back from the contractors check with the lowest two what they have and have not included for in their price. Request a breakdown of their costs and the assumptions that they have made. Compare the quotations to make sure you are comparing like with like. If in doubt interview each of the builders to see if you feel comfortable with their quotation and approach to the job. Ask them what payment terms they require and above all DO NOT pay ANY monies upfront because it might be last time you will ever see it!top Do I need help in administering the building project? Ok you have now appointed a builder to proceed with the works now ask yourself who will monitor and administer the building project? The builder I hear you cry. Well yes but who check that the builder is doing their job properly? To a degree you are protected if your have received Building Control approval for your extension because the Building Inspector will regularly visit your building works at pre defined stages throughout the project. These usually relate to the foundation/drainage/structural works and finally upon completion of the project. These inspectors will be checking, on your behalf, that the builder has complied with the statutory regulations. (Note that the Building Inspector will not charge any further fees for this service). However, they will not check on every trade or process undertaken by the contractor. For example they will not be interested if the plaster has been put up incorrectly or the doors do not open as they should. If you have had experience of previous building works and feel competent to police the builder you should be ok. If you feel you are unable to do this and not prepared to take the risk that the builder is up to scratch then you can again approach a Surveyor or Architect to advise you.top What happens if you decide to change the specification that has been agreed with the builder at the outset? Well as we advised earlier it is likely to cost you money. Therefore, do not vary the works unless there is no option because this is where an unscrupulous contractor will try to take advantage of you. If you have a surveyor on board then they should protect your interests and minimise any charges incurred. What happens at the end of the project? If you have been cautious with paying your builder throughout the project then you should be in a position at the end of the project that you have not overpaid them for the works undertaken to date. Always keep back a retention sum (approximately 10%) from any agreed value of the works until you are happy that every thing is complete and to your satisfaction. Before parting with the final money make sure you undertake a comprehensive inspection of all parts of the new extension (i.e. check that the doors/windows open properly the plumbing system works there are no leaks in the roof etc). Once you give it a clean bill of health then reimburse the contractor any outstanding monies due.top It's finally finished! Hopefully, if you followed the guidance give above then you will have successfully completed your extension and are starting to enjoy the benefits. But as you can see from the above it can quite a minefield if you do not watch your step. Good luck.

Copyright 2000 everythingexplained.com While every care has been taken to ensure accuracy of the content of this site, no responsibility can be taken for any errors or omissions. Viewers are strongly advised to check information published with individual institutions, and to take legal advice, where appropriate, before entering into transactions. All interest rates are correct at the time of going to press. The information here is only for your general information and use and is not intended to address your particular requirements. Specifically, the information does not constitute any form of advice or recommendation by us and is not intended to be relied upon by you in making (or refraining to make) any specific investment or other decisions. Appropriate independent advice should be obtained before making any such decision. Neither we nor any of our site-writers make any warranties expressed or implied, as to the accuracy, adequacy, quality or fitness for any particular purpose of this information for a particular purpose or use and all such warranties are expressly excluded to the fullest extent that such warranties may be excluded by law. You bear all risks from any uses or results of using any of this information. You are responsible for validating the integrity of any information received over the internet.

P2   Explanations   Here is where we give you a simple guide to the meanings of some of the terms used when considering extensions or alterations to your home. Definitions None at present - in the pipeline.         Copyright 2000 everythingexplained.com While every care has been taken to ensure accuracy of the content of this site, no responsibility can be taken for any errors or omissions. Viewers are strongly advised to check information published with individual institutions, and to take legal advice, where appropriate, before entering into transactions. All interest rates are correct at the time of going to press. The information here is only for your general information and use and is not intended to address your particular requirements. Specifically, the information does not constitute any form of advice or recommendation by us and is not intended to be relied upon by you in making (or refraining to make) any specific investment or other decisions. Appropriate independent advice should be obtained before making any such decision. Neither we nor any of our site-writers make any warranties expressed or implied, as to the accuracy, adequacy, quality or fitness for any particular purpose of this information for a particular purpose or use and all such warranties are expressly excluded to the fullest extent that such warranties may be excluded by law. You bear all risks from any uses or results of using any of this information. You are responsible for validating the integrity of any information received over the internet.

P3   Questions   On this page we invite you to send us questions. We cannot guarantee to have answers for you, but we will try to help. Some of the questions asked will be listed here, if we think that the questions and answers are of sufficient general interest. However, we cannot give you individual replies or advice, since we are not authorised to do so in this way. Our answers will be aimed at people that have a problem of a specific type, but without naming either individuals or organisations. Our answers will be those that apply to the best of our knowledge, but questioners should take specific advice before relying on our answers. What we will try to do is to enable you to ask the right questions of advisers and to understand the answers and the implications of those answers. Please fill in this form if you have a question you would like answered, or e-mail us at  [email protected] . To Ask Questions: First Name Surname E-mail Address Questions for this Website   Previous Questions Asked: 1. 2. 3.   Copyright 2000 everythingexplained.com

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P5   Mission Statement   Explain everything simply.   We have found that if you can't explain something simply, either you don't understand it or you are trying to hide something. We at everythingexplained.com will try to guide you through the pitfalls in life, which we ourselves may have stumbled into from time to time, so that you do not have to repeat our mistakes. We have many years of consuming, investing and generally experiencing life between us. Our contributors, who we have invited to write certain sites, have specialist knowledge of those areas and also have many years of experience. By using our sites, we hope you will be able to find answers to questions that you wouldn't dream of asking, because you would be afraid of looking stupid or might lay yourself open to being taken advantage of. We also think that the subjects we cover and the questions we are trying to answer beforehand for you are those that it seems to be assumed you will 'pick up' as you go along. These things are not generally taught in schools or colleges and represent a steep learning curve when you finally find that you are caught up in them. If you find something that you think we have not covered, or have not covered well enough - let us know. Send us an e-mail. Our e-mail address is  [email protected]. Copyright 2000 everythingexplained.com

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Copyright 2000 everythingexplained.com   Please fill in this form if you have a question you would like answered, or e-mail us at  [email protected] . To Ask Questions: First Name Surname E-mail Address Questions for this Website