Extensions

[dUnKle]

Anyone help
We live in a great area, nice little quiet drive on a fairly large yet pleasant estate

I was considering converting my garage into an AVRoom (so we can get back the 2nd of our 3 Bedrooms which it now occupies) but having just been with the other half to my parents the subject of an extension came up.

Would like to extend the house by building an onsuite bedroom above the existing garage / utility room

Anyone done something similar and able to advise on what we should look out for and be aware of ?

As I see it we would need to

(a) knock down the current single skin garage
(b) knock down the (rather flimsy) utility room
(c) rebuild garage
(d) rebuild utility room (this time making it as wide as the garage it attaches to)
(e) build the rooms above - bedroom and onsuite

The onsuite would be next door to our existing bathroom, I assume this would make plumbing etc easier

[danmc_82]

The thing you need to be most aware of is always put some money aside when doing something like this because more often than not, a problem usually ocures which if your not prepared for, can holt the whole job.
Im not being negative just wise from experiance.

[Dony]

Get an architect to do up some basic plans which will give you a better perspective on what you are planning. This is the stage to decide exactly how you want the extension to look, and make adjustments to the drawings. Changes down the line cost a lot of money and hassle.

Then take them to your local planning office who will advise you on your plans, how they could impact on neighbours (light issues) etc, and finally take the plans to a reputable (recommended) builder for an estimate of costs.

All the best with whatever you decide.

[Kevo330]

I had an extension built approx 3 years ago now, and it was for the sole purpose of becoming my Cinema Room. I'm now as pleased as this........................

The very first thing i did was to draw my own plans, very simple ones might i add. They just showed 2 or 3 elevations with approximate measurements included. I then sent a copy to my local council and i asked them wether i would need planning permission. Based on my plans, they said no i wouldn't, but they would be subject to normal building regulations.

I then moved on from there. I had an architect recommended to me, so i got him to draw my plans up. Once they were done and i was happy, i got several copies made.

I could then give copies out to builders for them to use, and put quotes together.

I could go on and on..................

[dUnKle]

Cheers guys

I am lucky (i guess) that there are loads of houses around here of similar designs that have had extension buislt and we drive past and park facing one everyday which from the front looks just how we want ours to look, so I guess that must help

In this current climate how much would be a good idea to be looking at having to spend for the work required ?

We probably will not be starting for another 18 months but forwarned is forearmed

[Kevo330]

How much you're looking to spend is dependant on what you want done. The size of the extension for starters, with either single or double storey. Then how much work you want doing inside. So if that includes kitting a whole new bathroom, ensuite etc, etc, you ned to factor in a lot more money.

You also need to consider the roof line, and how your extension will fit in with your existing roof. This can make a considerable difference to the cost.

Mine is a fairly simple extension, single storey, on the back of the house, at approx 16' x 12'. One radiator for heating, french doors, which lead out into the garden, and one 6' window. I could have had a simple apex roof leading out from the house with a gable end, but i decided to put a 'hip' onto the roof. This was inkeeping with the style of the roof on the house itself. Although it did add a litle more to the cost.

One thing to bear in mind, think very carefully about what you want, and try to think ahead.

For example, i could kick myself now for not building a double storey extension. As the footings were being dug anyway, i could have built up another level for not that much extra cost.
If you think about it, you have the same footings for single or double extension buildings. So that wouldn't have cost me anymore. Plus even your single storey extension needs a roof. For me this would have just gone on the top of a double storey, so again no real extra cost.
Putting it rather simply, the builders would have just continued building up with the wall's. Yes there would have been extra costs for more window's, door's and heating etc. Not to mention kitting it all out, but i'm still gutted that i didn't do it.

So, think carefully...............

[Pecker]

A mate at work has just had an extension built for about £20k-£25k.

Steve W

[IronGiant]

I know a lot of older single storey extensions cannot be extended upwards because the footings aren't strong enough to bear the extra load. So is it the case with modern construction that the footings would be the same for single or double storey?

[mattrixdesign2]

We are currently toying around with the idea of moving (from 3 bed to 4/5 bed) or extending (extending our 3 bed semi, adding to the side of the house a utlitly room, large kitchen, large master + ensuite).

As a general rule, how long is it expected you need to live with your extension before you can expect you money back (I am not in this to make money, just concerned if work ever forces a move), I would very roughly expect the extension to cost between 30/35k.

Also the street we live in is mainly 3 bed semis, some 3 bed detached, some 2 bed semi, there are one or two 3 bed properties with extensions. Do you think by making a 3 bed semi to a 4 bed, would put us out of line with the local market and prove difficult to sell.

Just after suggestions here, I know its total speculation, but nice to know.

A move would be the best choice, but it is those hidden costs that concern me. I will keep saving in the meantime.

[Pecker]

Please excuse my ramblings for a second.

I've been giving a little thought to this myself in recent months. We can't extend where we are now, but the next time we move I'd like to buy a house where I could build a cinema-extension.

The missus is quite supportive, as it'd get me from under her feet, and I also have a plan to tidy the house (which always goes down well).

One of my big problems is that I have around 1,000 CDs, 1,000 DVDs and 200 HD DVDs/Blu-ray Discs, as well as a load of books. These clutter the house, and cause all sorts of grief.

So the plan is to build a two room extension. One room would be the cinema room; the other would be...wait for it... a projection booth/library.

The idea is that you can sit the projector in the separate room; behind a piece of optically 100% transparent glass (I think they use this in cinemas). This means you wouldn't get the usual fan-heater noise/heat from the PJ. The DVDs (etc) would go in the projection room, too.

The cinema room wouldn't have to be as big (long), because you could move the projector within the projection booth (though I'm sure the nearer to the glass the better).

This wouldn't necessarily have to be an expensive thing to do - you're only adding one internal wall - probably just a bit of plasterboard - but it'd help tidy all your DVD collection away and it would look pretty flash, I think.

Is there any reason this would be a bad idea? If not, the OP should feel free to use it if he likes it.

Steve W

[Kevo330]

Originally Posted by IronGiant

I know a lot of older single storey extensions cannot be extended upwards because the footings aren't strong enough to bear the extra load. So is it the case with modern construction that the footings would be the same for single or double storey?

That was the case with mine yes.

[dUnKle]

Well having discussed it with my other half and parents the first thing that came about was as keen as I am to have it done, they all seem keener and think it a great idea

As far as I can see the design will probably be as simple as we can get

New garage (allowing us to build on top of it)
New slightly large utility room (again as above)
New Room (be it bedroom or just an A/V room) same size as garage below)
New Onsuite (attached to above and same size as utility below)



Are there any basic online drawing packages where I could at least knock together a design

[Kevo330]

Originally Posted by dUnKle

Are there any basic online drawing packages where I could at least knock together a design

Yes, but the blummin name of it escapes me now.............

[Dony]

I've used Google Sketchup for some basic designs.

[fizzi]

Before you spend ANY money on ANYTHING - draw out what you think you want on a piece of paper and put in some measurements if you can.

Along with this make sure you put in where the boundary is to your neighbours.

The Party Wall Act may apply depending on what you are doing.

Once you have your sketch, ring your local council planning office. They are a font of all knowledge and if the person in the office cannot tell you something, they will usually give you the name and number of one of the building inspectors.

This person is your friend - despite the fees he will be charging once building starts. (You will need to have Building Regs and have the finished article signed off).

His job is to inspect the work at various stages - for YOUR benefit and safety and also to ensure the building remains legal. This person is the font all knowledge and most local builders will know him and vice versa - (however don't expect him to recommend people.)

Once you have discussed your original plan with the council and/or building inspector you will know if you need planning permission (never assume you don't) and if the Party Wall Act applies (which may not always involved a shared wall but includes building up to the boundary).

If the Party Wall Act applies you have other obligations as well.

More at -

The Party Wall etc Act 1996: explanatory booklet - Planning, building and the environment - Communities and Local Government

My extension was built 5 years ago now and you only get once chance to get it right. My local council were really helpful and we had lots of free impartial advice before we even approached any builders/architects.. etc.