90% of builders these days, will not respond if they come to know that home owner wants a detailed quote. Simply because they open most of their account on the contingencies and the stuff the home owner is not aware of, so as they go through the project they keep asking extra money. In many parts of UK, building an extension doesn't make sense anymore as it doesn't contribute to a value increase as much as the expenditure is.
Thanks for this. It is helpful to know. I was wondering what your advice would be if you plan on getting plans for your dream extension and then saving up for that while doing some small internal work in the mean time? We were thinking of doing this so we could work out our end goal is (two storey extension to add a large kitchen, diner and 2 double bedrooms).
Hi @ace2363 I’m glad you found it helpful! I’m not sure exactly what you’re asking here… are you wondering how to decide on a budget …or what your dream extension is likely to cost? Sorry if I’m missing the point of your question! 🙂
@@homeextensionguide thanks for getting back to me. We would like to do our home improvement in phases e.g. first finish a partially done garage conversion and move the kitchen to the ground floor, but we can't really do that until we know what the end goal is for the home. We are hoping we can get an architect to plan our dream extension so we have this. We don't have the finances now for the extension, but we are hoping once we know what the end goal looks like we can save to do it. I was wondering what your thoughts are on this approach as we are looking at different renovation projects spanning years rather than doing it all at once.
Hi @ace2363, I think if you need plans drawing for your dream extension so that you can work out what to do now and how to stage your project, then getting an architect to draw those plans for you probably is the place to start. My only hesitation would be the if you get plans drawn now (and pay a few thousand pounds for them), but in a few years time when you reach stage 2 or 3 of your project, and maybe change your mind about exactly what you want to build ...then you'll have to pay for more plans or alterations to your existing plans. So, it might be worth speaking to a few architects now, and looking for one who could help you come up with an overall scheme that you're happy with, but not do a full set of planning drawings (unless you need them for the work that you want to do first). Then when you reach stage 2 or 3 of your project you can get the detailed planning/building control drawings that you do need for that next stage. Which gives you the chance to include any details or changes that you want to make at that stage, without completely re-doing expensive plans, or feeling like you need to stick to them because of how much you originally paid! I hope that helps ...and does that answer you question? 🙂 Francis
@@homeextensionguideHi Francis, this was really helpful. Thanks so much! Would we just be asking them for more of a design consultation without detailed drawings?
@@ace2363 Yes, although I’m not sure what an architect would call them, but you’d be asking for plans for the overall vision or concept of your project, rather than detailed planning drawings. 👍🏻
You are very welcome! 🤩 If you have any questions that you’d like answering, then post them here and I’ll get back to you… or I might even make a video about it! Thanks, Francis
@@homeextensionguide Im looking for a property to add value to so extending a 3 bed into a 5 bed is a formula that seems to be a sweet spot, on the look out for suitable properties let me know if you know of any? :)
@@homeextensionguide Im open as long as there is scope to add value (£150-£200K + uplift ) looking for below market value purchase ( That is key to any project, especially in today's housing market and predicted price boom-bust cycle, not to mention the price of materials have increased, so what cost £100K refurb in 2020 now is £120k + I have to factor all these into it so off-market private sale is maybe the best route. Where are you based ?
How is all this not obvious? You can’t percentage an extension out like this as they are so varied. Planning fees on 100K are way less than 10%. It’s more a set fee, regardless of build cost. Internal fit could be much more if adding a kitchen etc over just a lounge space.
I think it's a rough estimate. Better to have a guide than to spend as you go. There will always be adjustments as you go anyway. Thanks for the presentation.
With regards to over budget near the beginning of your video, you are so right, but I know why that is, most people who want to have changes done to their properties have no idea what is available to them, so they follow the path suggested to them by either a builder or friends. So they end up paying for an architect paying to have the plans approved by the council only to find they can't afford the extension they wanted. For example: I did not realise you could get almost the exact same extension for a fraction of the price of a full on bricks and mortar extension, an extension that costs nearly 100, 000 could be made to look almost identical for around 20 grand. There are so many new methods that are available for building these things now, so even though using bricks would be the longest lasting you don't need to as modern materials also last a long time and are a lot cheaper.
@@abduiiahai-hashimi7489 Sips are a fraction of the price of bricks and mortar and can be built much quicker, also ICE which are similar but don't have the same damp issues as sips but e enough just using wood that has been treated with modern protective coatings. Looking into these products have turned a 100 grand extention into a much more affordable 20 grand.
Could you at least give some context, nothing you mentioned make no sense at all (saying in polite way) If you have extension that needs below and estimate was 100K 1. opening the existing wall to join to the new 2. Assuming sliding doors or bifold 3. New flooring and insulation 4. Paining and decoration such as skirting etc 5. Roofing of any kind pitched/flat etc How can you bring to down to 20K ? As you will still need some sort of foundation, and avoid brick walls probably just 20-30% of the cost but you have to pay the SIP pannels or an alternative
@@lightx500 Sips were just one example of reducing the costs. There are other ways, for example prefabs, modular DIY builds. I can get a prefab modular conserv for less than 10 grand, no foundations needed just a flat surface. There are other methods that could potentially provide better ways. You do need to do a lot of the work yourself. I'm not knocking construction workers, but the price they charge is high because of all the responsibility they have to provide. If you diy that's on you. So demolishing a wall may cost 2000 grand done by a demolition company, DIY could cost you £50 to buy the machine and your time, but you will have a lot of bricks left over to reuse, so that £50 could be money well spent as you could have a lot of reusable bricks, over the cost diy may potentially be you are pounds in your pocket better off than having someone do it for you. Building a small wall, could cost you upwards of a grand, DIY 20 pounds in cheap tools, lots of watching videos and having a go, you may fail in which case you would be out 20 pounds and time, but if you succeed you are one wall better off and the cost would be less than 50 pounds in total. It all depends on you. You have to research to find what works for you, a 100 grand extension will not cost the construction people anywhere near 100 grand to build for you, they could be looking at a 5 to 1 profit margin especially now on materials and most of the costs will be in labour, oh the irony.
This is a great video! Hope you don't mind me making a suggestion but personally I would prefer it if you were offering a series of videos behind a paywall along with the guides, the standard of the video is very high so you would be adding a lot of value to your offering.
architect would not discuss budgets, they are not trained in costing or covered by that under their insurance - thats the job of a QS. so clients would need to get a QS involved.
Thanks for sharing this, it’s a really helpful insight! However, in my experience architects do talk about budget, plus most homeowners don’t know what a quantity surveyor is, so they still end up with the same problem, which is plans for an extension that they can’t afford to build. 🤷🏻♂️
Good video, but maths doesn’t add up. If you have 100k, take out 10% for contingency as you suggested, now your budget is 90k. Fit and finish budget is a bit small, you get nothing like the pictures you showed for 20-30k. Architect’s fees are not 10% they are based on the amount of work required and it is pretty much same effort if you are drawing up 40sqm or 50sqm. Planing fee is exactly the same for small or large extension.
Small extension: 40-60k Average extension: 60-80k Big extension: 80-120k Theres no running from prices (materials included) unless you hire some rough company. Depending on what extras you want and if you want extra work done for example on the backyard or kitchen or features these are the current prices give or take.
But what do these figures get you in your opinion? Just the shell? First fix, second? I think that’s another difficult aspect of the planning process is understanding the ‘build’ costs separate to the ‘furnishing’
I would say these figures are a good average across the UK. Photos shown of the extension advertised are of a 100 k extension finished excluding the landscaping and patio . Anybody expecting anything cheaper carried out by quality tradesmen or building firm will be disappointed.
@@homeextensionguidePlaces I've driven through in the USA or Australia, that's the first thing that goes through my mind, how do they feed themselves?
A decent architect will save you more than the amount you pay them. If 80% of people are getting designs they can’t afford then they’re not using a qualified or experienced architect.
Unfortunately that isn’t the experience of most people. Don’t get me wrong, I think architects are brilliant at what they do, but drawing plans that match limited budgets often isn’t one of them.
@@homeextensionguide Sorry, this is definitely a useful video for some people and I appreciate all you're doing is trying to help, but what research are you basing the "most people" on and "often". As an architect myself I know that you need to draw up the clients primary wishes first in order for it to be fully tested and costed. If that is then over budget then that isn't anyone's fault, it's just part of the design refinement process. Adding further complexity to the mix, one builder will be £1800 per m2 and another will be £3000 per m2 for the same design. Also depends who is available and what clients prioritise over cost v time v quality too. I appreciate the intention of your content, but the statement about architects is completely misleading and unfairly puts the blame for this on architects, when in my experience the architects are the only ones there to help clients in such an uncertain process.
I appreciate that it feels like I’m blaming architects for this issue and to be fair I am. Not because it’s intentional or negligent. It’s simply that homeowners trust architects implicitly and expect them to draw plans that they can afford to build. But if that doesn’t happen, it’s the homeowner who is disappointed and ends up spending more money to try and solve the problem. I am obviously sweeping a broad brush across this issue, but there is very little awareness of it. Architects are so highly trusted in this area, but there‘s no real accountability when it doesn’t work out. The finger can always be pointed at someone else.
@@homeextensionguide I am going through this exact design/cost process at the moment as I have hundreds of times before. I explain to clients that what I am drawing is likely over budget, but, as I've said, you never know for certain if it's over budget until you put it in front of a trusted builder, therefore you have to draw up the client's wishes to test it out. You can't go to a quantity surveyor either because their costing it largely hypothetical. It's no good having a price in your hand that no builder can or will build it to! This is not to pass blame onto the builder either, I am just saying that you shouldn't single out the architect as the main entity responsible for cost certainty. Besides, many architects should factor-in design revisions into their fees, if they don't then the client needs to ask for that to be included before they appoint an architect. Maybe that would be worth pointing out in your video. There are also many (free) avenues for clients to pursue if they are dissatisfied with their architect's performance/standards. The very fact they are registered architects means they are held to a code of conduct. The same can not be said for everyone in the construction process. I get the impression that the "most people" you're talking about have either tried to penny-pinch on design fees expecting the right answer in one go and/or gone with an inexperienced "architectural designer".
@@homeextensionguide A good and seasoned architect should have a good understanding of the cost of what is being designed. Otherwise you just hired an expensive draftsman.
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Good advice, as an architect he’s bang on. Also correct that many architects don’t produce plans to a specific budget.
90% of builders these days, will not respond if they come to know that home owner wants a detailed quote. Simply because they open most of their account on the contingencies and the stuff the home owner is not aware of, so as they go through the project they keep asking extra money. In many parts of UK, building an extension doesn't make sense anymore as it doesn't contribute to a value increase as much as the expenditure is.
Great video, thanks
Thanks for this. It is helpful to know. I was wondering what your advice would be if you plan on getting plans for your dream extension and then saving up for that while doing some small internal work in the mean time? We were thinking of doing this so we could work out our end goal is (two storey extension to add a large kitchen, diner and 2 double bedrooms).
Hi @ace2363
I’m glad you found it helpful!
I’m not sure exactly what you’re asking here… are you wondering how to decide on a budget …or what your dream extension is likely to cost?
Sorry if I’m missing the point of your question! 🙂
@@homeextensionguide thanks for getting back to me. We would like to do our home improvement in phases e.g. first finish a partially done garage conversion and move the kitchen to the ground floor, but we can't really do that until we know what the end goal is for the home. We are hoping we can get an architect to plan our dream extension so we have this. We don't have the finances now for the extension, but we are hoping once we know what the end goal looks like we can save to do it. I was wondering what your thoughts are on this approach as we are looking at different renovation projects spanning years rather than doing it all at once.
Hi @ace2363, I think if you need plans drawing for your dream extension so that you can work out what to do now and how to stage your project, then getting an architect to draw those plans for you probably is the place to start.
My only hesitation would be the if you get plans drawn now (and pay a few thousand pounds for them), but in a few years time when you reach stage 2 or 3 of your project, and maybe change your mind about exactly what you want to build ...then you'll have to pay for more plans or alterations to your existing plans.
So, it might be worth speaking to a few architects now, and looking for one who could help you come up with an overall scheme that you're happy with, but not do a full set of planning drawings (unless you need them for the work that you want to do first).
Then when you reach stage 2 or 3 of your project you can get the detailed planning/building control drawings that you do need for that next stage. Which gives you the chance to include any details or changes that you want to make at that stage, without completely re-doing expensive plans, or feeling like you need to stick to them because of how much you originally paid!
I hope that helps ...and does that answer you question? 🙂
Francis
@@homeextensionguideHi Francis, this was really helpful. Thanks so much! Would we just be asking them for more of a design consultation without detailed drawings?
@@ace2363 Yes, although I’m not sure what an architect would call them, but you’d be asking for plans for the overall vision or concept of your project, rather than detailed planning drawings. 👍🏻
Great channel idea and very informative ;) I look forward to seeing more videos Thank you for sharing and creating the content
You are very welcome! 🤩
If you have any questions that you’d like answering, then post them here and I’ll get back to you… or I might even make a video about it!
Thanks, Francis
@@homeextensionguide Im looking for a property to add value to so extending a 3 bed into a 5 bed is a formula that seems to be a sweet spot, on the look out for suitable properties let me know if you know of any? :)
@richardburke952 Where about is the country are you looking?
where *abouts in the country
@@homeextensionguide Im open as long as there is scope to add value (£150-£200K + uplift ) looking for below market value purchase ( That is key to any project, especially in today's housing market and predicted price boom-bust cycle, not to mention the price of materials have increased, so what cost £100K refurb in 2020 now is £120k + I have to factor all these into it so off-market private sale is maybe the best route. Where are you based ?
How is all this not obvious? You can’t percentage an extension out like this as they are so varied. Planning fees on 100K are way less than 10%. It’s more a set fee, regardless of build cost. Internal fit could be much more if adding a kitchen etc over just a lounge space.
I think it's a rough estimate. Better to have a guide than to spend as you go. There will always be adjustments as you go anyway.
Thanks for the presentation.
If your budget is 20 k
Don't do an extension
Unless your planning on getting on the tools yourself
With regards to over budget near the beginning of your video, you are so right, but I know why that is, most people who want to have changes done to their properties have no idea what is available to them, so they follow the path suggested to them by either a builder or friends.
So they end up paying for an architect paying to have the plans approved by the council only to find they can't afford the extension they wanted.
For example: I did not realise you could get almost the exact same extension for a fraction of the price of a full on bricks and mortar extension, an extension that costs nearly 100, 000 could be made to look almost identical for around 20 grand.
There are so many new methods that are available for building these things now, so even though using bricks would be the longest lasting you don't need to as modern materials also last a long time and are a lot cheaper.
What modern materials sir, I am curious which materials you swapped out to get a 100k extension down to 20k
@@abduiiahai-hashimi7489 Sips are a fraction of the price of bricks and mortar and can be built much quicker, also ICE which are similar but don't have the same damp issues as sips but e enough just using wood that has been treated with modern protective coatings.
Looking into these products have turned a 100 grand extention into a much more affordable 20 grand.
I’d love to see some costings for that 20k SIPS extension! 🤩
Could you at least give some context, nothing you mentioned make no sense at all (saying in polite way)
If you have extension that needs below and estimate was 100K
1. opening the existing wall to join to the new
2. Assuming sliding doors or bifold
3. New flooring and insulation
4. Paining and decoration such as skirting etc
5. Roofing of any kind pitched/flat etc
How can you bring to down to 20K ?
As you will still need some sort of foundation, and avoid brick walls probably just 20-30% of the cost but you have to pay the SIP pannels or an alternative
@@lightx500 Sips were just one example of reducing the costs.
There are other ways, for example prefabs, modular DIY builds.
I can get a prefab modular conserv for less than 10 grand, no foundations needed just a flat surface.
There are other methods that could potentially provide better ways.
You do need to do a lot of the work yourself.
I'm not knocking construction workers, but the price they charge is high because of all the responsibility they have to provide.
If you diy that's on you.
So demolishing a wall may cost 2000 grand done by a demolition company, DIY could cost you £50 to buy the machine and your time, but you will have a lot of bricks left over to reuse, so that £50 could be money well spent as you could have a lot of reusable bricks, over the cost diy may potentially be you are pounds in your pocket better off than having someone do it for you.
Building a small wall, could cost you upwards of a grand, DIY 20 pounds in cheap tools, lots of watching videos and having a go, you may fail in which case you would be out 20 pounds and time, but if you succeed you are one wall better off and the cost would be less than 50 pounds in total.
It all depends on you.
You have to research to find what works for you, a 100 grand extension will not cost the construction people anywhere near 100 grand to build for you, they could be looking at a 5 to 1 profit margin especially now on materials and most of the costs will be in labour, oh the irony.
This is a great video! Hope you don't mind me making a suggestion but personally I would prefer it if you were offering a series of videos behind a paywall along with the guides, the standard of the video is very high so you would be adding a lot of value to your offering.
architect would not discuss budgets, they are not trained in costing or covered by that under their insurance - thats the job of a QS. so clients would need to get a QS involved.
further to the above once drawings are reviewed by a QS there should be an allowance from the architect to value engineer the drawings.
Thanks for sharing this, it’s a really helpful insight!
However, in my experience architects do talk about budget, plus most homeowners don’t know what a quantity surveyor is, so they still end up with the same problem, which is plans for an extension that they can’t afford to build. 🤷🏻♂️
@@homeextensionguide agreed.
best way to get an estimate is to ask you builder. then negotiate and value engineer
Loved it.
Good video, but maths doesn’t add up. If you have 100k, take out 10% for contingency as you suggested, now your budget is 90k.
Fit and finish budget is a bit small, you get nothing like the pictures you showed for 20-30k.
Architect’s fees are not 10% they are based on the amount of work required and it is pretty much same effort if you are drawing up 40sqm or 50sqm. Planing fee is exactly the same for small or large extension.
The cost of fit & finish entirely depends on what you choose to spend. 20-30% is an average figure, but you can literally spend whatever you like!
@ thanks for confirming I can spend whatever I like 👍
@@ksimk1979you’re welcome!
Small extension: 40-60k
Average extension: 60-80k
Big extension: 80-120k
Theres no running from prices (materials included) unless you hire some rough company.
Depending on what extras you want and if you want extra work done for example on the backyard or kitchen or features these are the current prices give or take.
But what do these figures get you in your opinion? Just the shell? First fix, second?
I think that’s another difficult aspect of the planning process is understanding the ‘build’ costs separate to the ‘furnishing’
what is a small extension?
These prices also vary massively depending on where in the country you live! 🤷🏻♂️
I would say these figures are a good average across the UK. Photos shown of the extension advertised are of a 100 k extension finished excluding the landscaping and patio . Anybody expecting anything cheaper carried out by quality tradesmen or building firm will be disappointed.
and if you forgot the milk then you have to travel 25 miles back to the supermarket just for the milk
Hi @wimlaskila6374 do you live off grid?
25 mile for milk sounds hardcore!! 😰
If you live 25 miles to the supermarket, you won’t forget anything
@@homeextensionguidePlaces I've driven through in the USA or Australia, that's the first thing that goes through my mind, how do they feed themselves?
@@williamrae9954 Because they’re so remote?
A decent architect will save you more than the amount you pay them. If 80% of people are getting designs they can’t afford then they’re not using a qualified or experienced architect.
Unfortunately that isn’t the experience of most people.
Don’t get me wrong, I think architects are brilliant at what they do, but drawing plans that match limited budgets often isn’t one of them.
@@homeextensionguide Sorry, this is definitely a useful video for some people and I appreciate all you're doing is trying to help, but what research are you basing the "most people" on and "often". As an architect myself I know that you need to draw up the clients primary wishes first in order for it to be fully tested and costed. If that is then over budget then that isn't anyone's fault, it's just part of the design refinement process. Adding further complexity to the mix, one builder will be £1800 per m2 and another will be £3000 per m2 for the same design. Also depends who is available and what clients prioritise over cost v time v quality too. I appreciate the intention of your content, but the statement about architects is completely misleading and unfairly puts the blame for this on architects, when in my experience the architects are the only ones there to help clients in such an uncertain process.
I appreciate that it feels like I’m blaming architects for this issue and to be fair I am. Not because it’s intentional or negligent.
It’s simply that homeowners trust architects implicitly and expect them to draw plans that they can afford to build. But if that doesn’t happen, it’s the homeowner who is disappointed and ends up spending more money to try and solve the problem.
I am obviously sweeping a broad brush across this issue, but there is very little awareness of it.
Architects are so highly trusted in this area, but there‘s no real accountability when it doesn’t work out. The finger can always be pointed at someone else.
@@homeextensionguide I am going through this exact design/cost process at the moment as I have hundreds of times before. I explain to clients that what I am drawing is likely over budget, but, as I've said, you never know for certain if it's over budget until you put it in front of a trusted builder, therefore you have to draw up the client's wishes to test it out. You can't go to a quantity surveyor either because their costing it largely hypothetical. It's no good having a price in your hand that no builder can or will build it to! This is not to pass blame onto the builder either, I am just saying that you shouldn't single out the architect as the main entity responsible for cost certainty. Besides, many architects should factor-in design revisions into their fees, if they don't then the client needs to ask for that to be included before they appoint an architect. Maybe that would be worth pointing out in your video. There are also many (free) avenues for clients to pursue if they are dissatisfied with their architect's performance/standards. The very fact they are registered architects means they are held to a code of conduct. The same can not be said for everyone in the construction process. I get the impression that the "most people" you're talking about have either tried to penny-pinch on design fees expecting the right answer in one go and/or gone with an inexperienced "architectural designer".
@@homeextensionguide A good and seasoned architect should have a good understanding of the cost of what is being designed. Otherwise you just hired an expensive draftsman.
Was it daylight, did they wear masks, you got burnt. From a 35 year Bricklayer/builder
Should be just £300 m2
😂 try again.
More like £300 p/h for the contractor
why?
Why what
You couldn't build a shed these days for 300 per metre 😅
off the grid is like a prison
Your look is too creepy.