Find the answer to your question below, or get in touch with us at Mobile / Whatsapp +44 7713867104 to find out more.

When building an extension, where should I start?

Your primary consideration is usually cost. Only when you have a good idea of costs can you begin to refine your design ideas and possibilities. An extension can add value to your home, often in the region of 25% (dependent on size), and therefore it can be seen as an investment. However, of course you need a rough idea of costs before you can really get started.

A good rule of thumb is to budget for £1,000 – £2,000 per square metre. Various factors determine where on this spectrum your quotes will come in. The most important of these are the design specification, size, and the standard of build quality.

When trying to ascertain costs, there are some other important considerations. You need to ensure you consider whether your extension will include kitchens or bathrooms (these are more expensive than another room), foundation requirements, types and amounts of glazing and the biggie which is often forgotten – VAT.

We also recommend using a Project Manager, for example through our <<Design & Build Service>>. This will add more costs in the short term, but will usually bring excellent Return on Investment, by ensuring the project stays on time and within budget.

Once you have a rough idea of if you can afford an extension, you can then begin to see if these ideas are accurate, by requesting quotes.

What types of house extension are there?

There are various different types of home extension. It’s useful to have some idea of the type of extension you are looking for. The main different types of extension are:

• Single storey house extension:

A single storey extension will help you create a new room, or rooms, on one level. Typically you’ll use a vaulted ceiling to maximise light and space. Many single storey extensions do not require planning permission, although they do require building control. The most common single storey extensions are side extensions, or back extensions, often used to create an extra or larger downstairs room, such as a kitchen, play room, dining room or home office.

• Two storey and multi-storey extension:

Multi-storeys (usually two storeys) can be built on to the existing building, where there is space to do so. They usually require planning permission. These extensions are typically used to create at least one additional upstairs room, such as a bedroom or bathroom, and further rooms or space downstairs, such as a larger kitchen or new reception room.

Obviously with the greater height, costs are increased. They may also require significant foundational work. However, multi-storey extensions can really transform you home in to what feels like a completely new property.

• Wrap-Around Extension:

A wrap-around extension is effectively an L-shape, adding to two sides of the property. They may be multi-storey or single-storey. They are useful for significant internal restructuring, and changing the layout of the home.

• Over-Structure Extension:

Over-structure extensions are most typically used above a garage, but can be used above other suitable structures too. When being used over a garage, many homeowners choose to do a garage conversion at the same time, giving them both ground floor and first floor living space.

Particular factors need to be considered with over-structure extensions. For example, the garage may only have single-skin brickwork, leaving it unsuitable for building over. Foundations may also need to be extended and deepened.

• Loft or roof extension:

A popular option for many is a roof extension, usually in the form of a loft conversion. With the use of skylights and dormer windows, loft conversions can create an additional bedroom, often with room too for an en suite bathroom. Some homeowners choose an attic conversion to create a home office, teen den, play room or extra living room.

• Basement extension:

You may be able to extend in to your basement, depending on the nature of your home. If you are looking to extend your home in this way then you may be able to create a home office, snug, playroom or guest bedroom.

How much does a house extension cost?

The cost of a house extension is largely dependent on the size of the extension and the quality of the finish. In addition, the type of extension will factor in to the cost. For example, a two-storey extension, requiring more complex foundations, will be more expensive than a single-storey extension of the same footprint.

We recommend a very rough estimation of £1,000-£2,000 per square metre. This amount will be determined based on other elements too, including things such as the installation of kitchen and bathrooms, and decoration. Small extensions of around 3 x 5 m therefore would cost between £15,000 and £30,000. A medium extension of around 4 x 6 m would cost between £24,000 and £48,000. A larger extension of around 6 x 8 m would cost between £48,000 and £96,000.

These brackets can seem quite broad. Therefore, speak directly to us and get a quote for exactly what you are looking for.

How long do house extensions take to complete?

The length of time an extension takes to complete is dependent on a number of different factors, including the size of the build, and the nature of the new rooms (for example, if you are having a new kitchen). It is also often determined by whether you plan to live in the property during the building works or not. You should be given a clear estimation of the time your extension will take, before work commences.

Ball park estimation is that a single storey extension should take around three months to complete. A two-storey extension will take several weeks longer, but not as much as double the time.

What is the cost to remove a load bearing wall in a house?

Removing a load bearing wall requires skill and knowledge. For a clear idea of how much your particular load bearing wall will cost to remove, please do get in touch.

The initial inspection can be done by a builder. They can determine the likely costs. They can see what electrics and pipework will be affected, whether radiators need moving or increasing in capacity, and they can also calculate the load. You will then need a structural engineer to calculate the specification of the RSJ which will be used to support the floor above.

The builder will remove the wall itself, install the RSJ and make good the difference between the two rooms. It is these related jobs, such as levelling floors, plastering and electrics which can affect the overall cost of the work.

A good ballpark figure for removing a load bearing wall and making good the area around it is approximately £1500-£1800. Where a building warrant is required, along with structural engineer drawings, then costs tend to start at around £3,500.

What are your payment terms?

We offer fair and transparent payment terms, rooted in our standing as a Trusted Trader, and based on information from the Federation of Master Builders. Read our full <<Payment Terms>>

On all projects over a value of XXX, we have a Retention Period. This means that you hold back 2.5% of the total value of the project, following completion, for a period up to six months. This allows you to have some protection, should defects appear over time. This gives you the chance to live in, and use the property, and fully assess that it has been completed to the standard you expect.

Do you offer a warranty?

Yes, we are pleased to be able to offer clients a 12 month warranty for construction work. Read our full <<Warranty Policy>>

Do you offer any professional assurances?

Absolutely, yes we do. We understand how important it is that you have complete peace of mind regarding your chosen construction company. For that reason, we are pleased to offer you the reassurance that we are a construction company with over 15 years’ experience in Edinburgh and are proud of our industry-leading reputation. We are a Trusted Trader with 4.8 star reviews (out of 5). In addition, we are Citation accredited.

THINGS YOU NEED TO KNOW ABOUT EXTENDING YOUR HOME

Things you need to know about extending your home

Before you jump in to the excitement of an extension, read our guide below. This covers everything you need to know, before you get the work underway. Being prepared, and having some good basic knowledge of what is involved, will help you to feel confident in the process. As a result, your extension will reflect your aims, and most likely exceed your expectations.

Extensions can be an incredibly useful addition to a property. Without the associated costs of moving, you can gain space and even feel like you’re in a new home. However, there’s a great deal involved in the process. Here we cover the things you need to know.

1. Building Regulations

All extensions, even if they don’t need Planning Permission under Permitted Development, must be completed following Building Regulations. These are the most fundamental requirements for safe building practice. They cover aspects of the build such as fire safety, structural integrity and energy efficiency.

Extensions that require you to follow Building Regulations include loft conversions and internal structural changes, such as removing a load bearing wall.

2. Adding value

People have different reasons for undertaking an extension. Usually it is to add space. However, you also need to make sure that the building work you do will add value to your home. You should aim to ensure that the cost does not exceed the predicted added value.

3. Size

The size of the extension should be carefully considered in terms of what you need by way of space, what is possible in terms of Planning or Permitted Development, and cost. You should also consider the size which works aesthetically well with the property. It may be possible to be ‘clever’ with space, and gain room without a necessarily larger extension. Speak to us for advice.

4. Designers

You probably have some design ideas of your own. However, professionals can help you with aspects of the design in terms of possibility, as well as come up with ideas from past experience that you won’t have thought of. You can use architects, designers, or an experienced builder to help. When you choose our <<Design & Build Service>>, we help you achieve the very best design. By being involved from the beginning, we help you realise the full-potential of your space and your budget.

Your builders and designers will also be able to ensure that efficiency is incorporated, to the highest possible degree, in your extension. This will make your extension more cost-effective, as well as eco-friendly, over the long term.

5. Problem points

It’s worth considering where potential problems may crop up before they become a problem. This is because it is usually the unexpected scenarios which cause delays and additional expenses.

There are number of common ‘problem points’ we’ve seen over the years of building extensions in Edinburgh. These include: sewer access and locations, as well as other mains utilities running under the site; the size of the existing boiler and its ability to ‘cope’ with a larger premises; access problems; and neighbourly disputes.

6. Foundations

If you plan to extend above a single storey, a common problem can be that the original foundations were not designed for this. Therefore, it becomes a more complex (and therefore more expensive) process. Quite often, it is necessary (and most cost-effective) to demolish the existing single storey, and ‘start again’ with new foundations.

7. The connection

The extension adjoins the existing property. It is important to achieve a seamless look between the old and the new. This will come down to the ability of the builder to source the right materials, matching them carefully to your existing home. It will also come down to the skill of both the designers and the construction team. If matching the existing property is difficult, then an alternative is to complement it using a similar style, with materials that still ‘go’.

8. Where you will live

It is possible to live in your home while it is being extended. However, the reality is that this makes for slower progress. Reputable builders will spend time each day clearing up their mess in order to cause minimal disruption to you. Not needing to do this so regularly, speeds things along. If you do live in the property during the work, you will need to be tolerant of some disruption. However, it is also another good reason for choosing your builder with care. You want a friendly, professional and trusted team in your home.

9. Project Management

Many people underestimate the amount of project management that is required to make a build go smoothly. More to the point, they underestimate the value that good project management can bring in terms of creating a stress-free build that stays on time and in budget.

It is possible to project manage your own extension. However, this can be complex. There will typically be multiple trades involved: builder, electricians, planners, plumbers, plasterers, tilers, floorers, painters… the list can go on and on. It therefore makes sense to use professional project management where you can. This is especially true where the majority of the trades required can be accessed ‘in house’, like with the A1 Group.

Please do let us know if you are interested in our project management services.

10. Trees

Some trees are protected by a Tree Preservation Order (TPO). This means that you cannot alter (including pruning), or fell, that tree without planning permission. This will pose a problem for your extension if it, or its roots, are within, or close, to the footprint of the build.

11. Privacy

While considering your neighbours, consider the impact of the extension on both yours and their privacy. Will your new second floor extension look directly down in to their living room, for example? If so, consider how you can protect the privacy of both parties. Opaque glazing will still allow light, while also providing screening.

12. Insurance

Always check that your chosen builder, and all trades working on the extension, has relevant insurance, specifically liability insurance. This will help to protect you in the event that something goes wrong.

13. Contingency

A reputable builder, like A1 Construction, will work diligently to create an accurate quote in advance of the works. However, no one knows if any problems will be revealed during the course of the works, which weren’t evident at the quotation stage.

It is very difficult for all parties, not least yourself, if you face a mid-project hurdle that costs money you don’t have. You may end up having to forgo the planned kitchen or taking on a loan.

Therefore, always plan a contingency budget. We suggest this is in the region of 10-20%. If it’s not fully used, then it can become extra money for kitting out the extension at the end!

14. VAT

It is surprising how many people forget about the existence of VAT! 20% on a project that inevitably runs in to the thousands, is worthy of notice! Do take time to check whether quotations you are given include VAT. If they don’t, make sure that you add it on, and factor that in to your budget.

15. Building Standards

Before your extension gets underway, you’ll need to ensure you meet the conditions of Building Regulations, and that your local council is aware of the work. You can find out more about this in Scotland here.

16. Glazing and Light

Make sure you use a professional to draw up your building plans, as glazing needs to be carefully planned. Many hope that the extension will be flooded with natural light. This is, of course, possible. However, this needs to be carefully managed, in such a way that it’s not too much, or causes glare which makes living in it uncomfortable.

You also need to be aware of the space needed for glazing elements, as the amount permitted is restricted under Building Regulations. For example, bi-fold doors, which are very popular, can actually take up a large proportion of the permitted glazing element of the extension.

The process of extending can seem overwhelming. When you choose A1 Construction, we will work with you to bring clarity and reassurance to the process. Do <<Get in Touch>> to see how we can help.

BUILDING WARRANT PROCESS

The Building Warrant Process Explained

Here we explain about building warrants in Scotland. Find out more about building warrants in Edinburgh from the official website.

What is a building warrant?

The building warrant is simply the legal document which gives you the permission to start new building work, or to convert the use of a building. You’ll find that a warrant is needed for most building projects, including extensions, or even simply removing a load bearing wall.

Part of your architect’s or designer’s job, is to prepare the technical plans needed for submission to the relevant Building Standards department. A surveyor reviews these, against the Building (Scotland) Regulations.

How long does the process take?

This initial review stage of the process typically takes around one month.

Sometimes the Building Standards department may request further information, or clarification, or amendment of some elements of the design. Once the surveyor is happy that the plans are compliant, then you will be issued with a building warrant.

Every project is unique. Therefore, the process does vary in terms of the time it takes to complete, particularly if there is a lot of back and forth between the designer and the surveyor. It’s always best to give yourself ample time. We recommend applying for a building warrant around 6-8 months before you actually want building works to begin.

Once you’ve got the building warrant, you then have three years before it loses its validity.

Is the process the same everywhere?

The basic concept is the same, yes. However, how it is administrated varies from one local authority to another. Find out about Edinburgh building warrants.

What does the building warrant mean?

The building warrant will determine some aspects of the build which must be followed. It will include things beforehand, and things which must be done during the construction. If you don’t follow these, then you won’t be given the important completion certificate.

During the build, the Local Authority’s surveyor may come on site to inspect the work that is being done. It’s not their role to check the quality of work, merely to check that it is being done in line with the warrant. 

It is not actually unusual for the works on site to differ from the drawing which were approved as part of the building warrant. Therefore, there may be a fee payable to amend the warrant. The architect or planner will adjust the drawings to reflect this.

How much do building warrants cost?

There is a direct correlation between the cost of the building warrant and the scale of the works. In other words, the bigger the building project, the higher the cost of the warrant. The amount is set by the Scottish government, although you pay this amount directly to the local authority. You can use this useful building warrants calculator to see how much you will be required to pay.

Choose your construction company carefully. They can help guide you through the process, and ensure that your building works go smoothly. They will also ensure that work complies with the building warrant, meaning you get your completion certificate with no hassle.