Problem finding architect for extension project

[benmcdonnell111]

Hello

We are planning to build a two storey extension to our newly purchased small detached 1956 built house near the centre of Basingstoke. The house will require some re-modelling inside. Several of the interior walls are solid, but not necessarily load bearing. How the conventionally appearing hipped roof is supported may be an issue in regard to moving interior walls to enlarge a bedroom.

In spite of my years I have never done anything like this before, only isolated d-i-y- projects.

However this question isn?t about specifics.

It is easy enough to find architects advertising, and two have been personally recommended, but the problem is the massive step in paying between £600 to £1700 for the first set of drawings to planning permission before we have the vaguest idea what an architect may come up with, apart from them saying simply that the project is ?do-able?.

Some architects offer a free site visit, the majority we have spoke to do not. But a site visit doesn?t tell us any more about what an architect has in mind.

What happens if an architect says a project is do-able but after being paid a stage 1 fee goes on to produce totally unsuitable plans, for example saying that an extra bedroom can only be provided by extending to the side boundary when the householder wants to keep the side boundary open?

One way round it would be to insist on minimum specific points as part of the contract, eg upstairs bedroom must be enlarged by moving wall, full size bathroom provided.

Another way would be to ask for more detailed sketches at an intermediate price.

Should I use the above options in my approach, or is that not feasible?

With thanks

[Chris Hogg]

Do you really have to use an architect? A good builder should be able to do all that.

[nothanks]

Not an answer, but a cautionary tale. MANY years ago a friend recommended an architect (from a fairly large practice) for an extension. When the chap came round he seemed competent and approachable. We discussed the overall ideas and agreed that he would draft some ideas - which turned-out to be out of keeping with the area and had a rather odd and impractical internal layout. I explained that what he'd produced wasn't what we wanted and wouldn't work; he disagreed. A few weeks later a bill for about £1500 arrived. I explained (again) how his scheme was impractical and inappropriate and sent him a cheque for his out-of-pocket expenses (£100, I think). He was not pleased but it eventually faded away.

I drew my own sketches, found an architectural draughtsman to draw them properly and a structural engineer to do the sums for the steels. Planning and building regs approval were straightforward. Unfortunately I chose a builder based on another recommendation and it then became a project from hell, but that's another story. The end result was good.

The moral: work-out and sketch exactly what you want before you start, speak to builders (if they bother to turn-up), speak to a structural engineer if you think you'll need some steels, revise your plan and then get an architectural draughtsman to do the formal drawings.

[The Natural Philosopher]

You dont need an architect for planning permission.

DRaw up what you want it to look like and talk to the council When you have permission talk to a structural engineer and take your drawings and the engineers report to an architect and ask him to turn it into plans to be built from.

[Marland]

Would it be worth looking around the area to see if any properties similar to yours have already had work done like you propose? If you find any then risk being turned away but ask the householder if it was done and how ,most people are usually friendly and in many cases like to show what they have achieved. It may even be worth looking if any with extensions are on sale or have been sold in recent years and searching estate agent websites , now photos of interiors appear on line and often stay somewhere on the WWW after sale you may be able to take a peek at what others have done without having to visit, and then if you do engage an architect show them an example and say ? I want something like this?.

GH

[DJC]

Also look on your council website for planning applications nearby. Most council use very similar systems which usually include a large scale map with makers for properties where there have been applications. You will be able to view all the plans, justifications and objections online, so not only get an idea of what is doable but what hoops the planners set.

[Andy Burns]

Most councils only let you view the planning permission documents though, not the building control documents.

[tabbypurr]

In the end, if the householder doesn't know what they want, what design they get from an architect is a crapshoot. You've got far more time to think about it than they have, and more idea what you do & don't want. You figure it out, diy has all the advantages.

NT

[T i m]

<snip>

That might be the best hope, or wait a bit:

Cheers, T i m

[nothanks]

Agreed. As I said, my experience was a LONG time ago.

[Peter Johnson]

Ten years ago, for a simple ground floor extension I got a designer to produce building regs drawings which I also used as a basis for getting quotes. I think they cost £350 - Google building regulations drawings and the area concerned to find services local to you.