What should I expect from my Architect ?

[Petrol Pete]

I am about to make some domestic building changes and have been advised to get an architect involved. I already have one in mind who has been recommended to me.

First time for me but here is what I am expecting for my money.

• He turns up says what I am planning has a good (or Bugger all) chance of being approved.
• He makes lots of measurements , climbs into crawl spaces to check joists etc.
• He then goes away and draws stuff.
• He returns with drawings that any competent builder will understand.
• I will be given both paper and electronic copies of any plans and renderings for my own use.
• He gets paid.

I know it seems like a dumb question but I have had my fair share of people who think 'My work here is done'...when clearly it isn't.

Cheers.

 

[Neiltodd]

Depends if you want him to project manage as well, (we did when we built our house 6 years ago)

 

[Smart320]

If there are structural changes he ( you in terms of extra cost ) will need to employ a structural engineer to ensure you meet building regs. I would assume you would be paying him to prepare plans which you could submit for any Planning Permission that might be needed unless everything planned fell within Permitted Development

 

[Peter103]

What you should expect is a bloody big bill at the end. They don't come cheap.

 

[Benzowner]

If you are just building an extension, ask the builder if he can get the plans done. He may know if you only require building regs and not planning permission.

 

[Petrol Pete]

This will probably turn the property in to a '3 story dwelling' which I believe changes things considerably regarding fire protection/regs , new staircase , extra bathroom , central chimney removal....and a 100 other things I haven't thought of yet.
I fully expect a structural engineer to be involved at some point and the plans he draws up would be the ones submitted if planning permission were needed.
From the front of the property you will see no difference but from the rear (not overlooked) it will be very different. As far as I am aware none of the (many) loft conversions on the street the house is on have needed permission , but none have been quite as ambitious as this one.

 

[Darrell]

I did quite a big double height wrap around extension to my brothers house in Newbury about 7 years ago.

My brother is a product designer and therefore has a good eye, a good sense of perception and balance and he knew exactly what he wanted. He researched other properties in his area and spent a good year or so tossing ideas round until he got what he wanted. He then gave his drawings to the architect so that she could draw them up how the planning people would want them and also to fine tune any errors he had made. She also enlisted a structural engineer.

When it came to start building we noticed she had made a couple of ****-ups but we sorted them out ourselves and I don’t think she was involved in any part of the job whatsoever. She didn’t visit or anything.
I ran the job using a local brickwork firm who knew some scaffolders, the plasterers had been used by my bro previously and I dug the footings with a hired digger, laid the drains, installed the block and beam floor, screened it, tiled the roof and associated leadwork, fitted new gutters, erected the stud walls, plaster-boarded and did the first and second fix for plumbing and heating. Our cousin has his own UPVC window and fascia firm.

It all went extremely well and despite the coldest winter in years (winter 2013) it was pretty well wrapped by the end of April ready for me to go back to Skiathos.

It took us 4 months and it was very, very hard work. All 6 & 7 day weeks.

Good luck and please don’t EVER use the phrase “project manage”! You ain’t Sarah Beeney.

 

[T5R+]

PP if you do not have experience in this area it may be sensible to allow a builder who is versed in such lead and/or ProjMng versus your Architect.

Sounds like you will need planning plus building control and structural engineer.

Someone will have to undertake the quotes from prospective builders and qualify them for competence plus agree how (the inevitable) changes will be costed.

A "proppa" architect will cost but could save you lots, as opposed to, a chap/lass with a drawing package who earns some extra cash in the evenings and weekends. A professional will also have contacts of decent builders/SEng/Tradespeople plus know what will be allowed by your local Planners.

I rarely hear of an "extension" coming in against the "magic three" of time or budget to the quality-envisaged.

 

[Fununcle]

The architect will not be crawling around in loft spaces, measuring up etc. He will talk, draw pretty pictures that are impossible to actually build and leave the crawl spaces, measuring and competence to everyone else.
Oh and will charge a fortune.

 

[Darrell]

The architect will not be crawling around in loft spaces, measuring up etc. He will talk, draw pretty pictures that are impossible to actually build and leave the crawl spaces, measuring and competence to everyone else.
Oh and will charge a fortune.

As he says. Architects don’t get dirty.

 

[gaz_l]

As he says. Architects don’t get dirty.

Friend of mine was an architectural draftsman in a previous life (before he saw the light and turned his talents to engineering). His view on architects? “Bunch of ****ing prima donnas, the lot of them”. LOL.

Cheers,

Gaz

 

[Londonscottish]

Friend of mine was an architectural draftsman in a previous life (before he saw the light and turned his talents to engineering). His view on architects? “Bunch of ****ing prima donnas, the lot of them”. LOL.

Cheers,

Gaz

The one thing the architect did OK on this house was to draw up the schedule of works needed for builders to quote against. We dumped him later after his plans failed to get through planning for the second time and just went with a good local draftsman. His drawings went through first time....FFS.....

We didn't want or need any more than that, really. From that point on it was just my wife PM'ing the builder and various suppliers (windows, flooring, kitchen & bathroom suppliers and so on). And me sorting all the specs & cabling for the TV's, audio, CCTV, alarm & heating controls.

Building-wise it was the usual sort of thing; rear extension, first floor extension, in-fill & loft. As we'd done three similar projects previously it was fairly straighttforward.

OK; there was lots of issues along the way but nothing that we'd need an architect to do.

 

[91dm]

It definitely pays to do some research and use someone highly recommended. Some Architect/designers will leave you with drawings which are probably no use to anyone. A 'good' designer may charge more but will produce detailed drawings to avoid potential issues, hold ups and save costs in wasted materials and labour. They also do take measurements, depends on the size of the project, a survey can be a good starting point. It's worth outlining exactly what you expect for your money even down to the format of drawings so that you actually have the relevant software to open these. The amount of times people have come back after going with a cheaper drawing package to start all over again.

 

[Londonscottish]

I tend to do things in this rough order.

(1) Architect
Works out spatially the various complex interactions of spaces. Moving stairs around and/or adding stairs for a loft kicks off all sorts of questions about room sizes, placement of bathrooms & ensuites window sizes & placements, storage options (very important!) and so on. In the early stages expect a bit of to-ing and fro-ing.

(If we'd know how bad our last architect was going to be with the planning stages (pure chocolate teapot) we'd never have bothered with him and would have gone with the draftsman from the off as we knew what we wanted to do anyway).

Anyway, once the drawings are agreed in terms of all the important bits the drawings can go off the black hole that is council planning and the architect can knock up a statement of work against which builders can tender

(2) Structural Engineer
You'll also need to get his or her drawings & calcs for foundations, steels, etc

(3) Builder
Builds stuff

(4) Third Party Suppliers
Went for preferred suppliers for flooring. Bought white goods, tiles & bathroom stuff, windows, log burner & home automation ourselves. Windows, log burner & home automation installation organised by us

The builder brought is additional subbies for fencing, gardening and painting & decorating

Job jobbed.

 

[Scooby_Doo]

My advice would be to arrange an appointment with your local planning department and building contol department.. You obviously know what alterations you want and discussing them with them first will highlight any problems or objections before you instruct an architect. No point getting any plans drawn up if the local authority have any objections. I built my house over 20 years ago and found the planning officer very helpfull and there were no problems in getting my plans approved as any changes had been made before the plans etc had been submitted.Draw up a rough sketch of what you intend to do, with photographs of existing elevations etc so that he can visualise the changes.

 

[Benzowner]

So if you are constructing a loft extension, certainly in Bristol area there are specialist loft extension companies, I would imagine there are similar companies in your area. If you intend building dormers, you will certainly need planning permission, if you use the Velux type windows, you may only need building regs. Three story building will require additional fire protection to the risk doors to protect the means of escape. These are usually bedrooms, kitchen living room etc not normally the bathroom unless you have electric heater to gas boiler in there. You will obviously need to strengthen the 1st floor ceiling joists, and you may need to add some fire protection to the ceiling. Usually the first floor ceiling is 9.5mm plasterboard, this will need to be 13mm to provide the half hour fire protection. No need to change the ceiling, this can be done from above when the loft is extended. I would involve a builder first before architect, you may not need one.

 

[Deleted member 126251]

He should provide a detailed breakdown of all his services and deliverables that are to be included in the price!

 

[tbourner]

I'm thinking of doing the same thing pretty much, I was told you don't need planning if the changes are not visible from the road. We were basically going to get a few specialist loft conversion companies to come around and quote and then pick the middle one . They should do everything from design to build to decoration .

 

[fabes]

Learning from the lessons of a big single storey extension 10 years ago, I would wholeheartedly endorse going to see (and getting to know) your local planning office / officer.

You might need to make an appointment, although many have duty officers available for ‘walk ins’ but it will pay dividends in getting a good working relationship in place with them; AND they are experienced in many of the challenges and question you have…..
Even if you don’t need planning (would have thought you would though) it’s a paid for (council tax) service you should take spare an hour or so to explore.

Our Architect was okay though we did hit a major SE calc failing - needed an upright steel to support a vaulted ceiling that the chippy / roofer raised but was missed off the plans

That was a fun phone call (not) as I was away up country on business when that happened – but the planning officer stepped in and adjudicated for me – top chap!

 

[Scooby_Doo]

You still need Building regs even if you don't need planning , might be a major problem without building regs approval if you ever want to move. A few years ago my son converted his garage into a living room on the understanding that the builder would sort out the building regs. On completion , no sign of any paperwork re the authorisation. After contacting Building Control I ended up having to drill holes and hack off new plaster to prove that the external wall had cavity wall insulation and new litels had the correct bearing.
Same with any electrical work, it's fine until you want to sell and need to produce all the approved paperwork.