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FAQ

To help our clients both prior to and during the instruction of professional services in relation to their project, we have listed below, some of our most frequently asked questions.

Do you work on an hourly rate, percentage or fixed price quote?

Once we have carried out an initial consultation on site or remotely by assessment of client design brief and photos, we produce a fixed price, staged fee quote reflecting those services that are applicable to your project.

 

A full description of your project brief and requirements will be listed within the fee quote, for agreement prior to instruction.

 

Within our staged fee quote, we also provide a list of any other third party professional services that may apply to your specific project, along with a guide of the approximate costs for those services. This enables our clients to budget appropriately for professional fees from the outset.

How long can I expect each stage to take?

Although every project is different and so the applicable timescales will vary, an outline of the estimated duration of each of our stages is listed below as a guide, to help our clients allow sufficient time from the point of instruction through to start on site.

 

Stage 1 – Analysis (Consultation & Quotation) = 1 week

Stage 2 – Preparation (Surveys & Existing Drawing Production) = 2-3 weeks

Stage 3 – Design (most variable dependent on project scope and client availability/response times) = 2-4 weeks

Stage 4 – Planning (Application) = 10 weeks

Stage 5 – Building Regulations (Approved Independent Inspectors) = 4-6 weeks

 

With the exception of those projects that are within permitted development (where stage 4 may differ in approach or not be necessary), the above stages will take clients through the process of obtaining the relevant approvals in advance of any building work. The following additional services may be advisable, depending on client approach to the procurement.

 

Stage 6 – Detailed Design & Specification = 4-8 weeks

Stage 7 – Tender Procurement = 4-6 weeks

Stage 8 – Contract & Construction = depends on project

Stage 9 – Maintenance & Completion = carried out 6-12 months after completion of project

 

A specific project programme listing out each of these stages, with more accurate timescales shall be provided to our clients upon instruction of our services.

Are you able to give me an indication of build cost, before we go ahead?

We appreciate and understand the importance of grasping an idea of approximate building cost for your proposed works as early on as possible and we encourage our clients to disclose their budget from the outset, as this enables us to better advise what may and may not be achievable. Whilst it can often be difficult to advise on building costs, particularly prior to our instruction, there are a few ways in which this can be approached, depending on the scope and client preference.

 

Square Meter Rates – Conducting an online search for ‘approximate build costs’ you are likely to find websites that quote sqm rates or provide online calculators with results to the same end. These will have a number of variables, such as location, procurement method, size of contractors and quality of finish required but with some basic footprint information relating to your requirements, you may be able to get a rough idea. We always advise taking these figures with ‘a pinch of salt’ and having a contingency and if using these, it is always worth discussing with us so that we can provide a degree of sense checking based on our own experience.

 

Feasibility Stage – For some of our clients we conduct a feasibility stage as an additional service to our typical process. Previous clients have found this particularly useful if for example, they are currently considering the purchase of a new property with a view to extend and they wish to explore some design concepts. Using estate agents plans for approximate measurements, we can carry out some conceptual design stage drawings, which clients can use to seek pre-app planning advice and/or approximate build costs from contractors (usually based on sqm rates). This process is also useful for larger extension or new build design schemes where clients require scheme cost advice before commencement of planning applications or detailed design and specification packages.

 

Appointment of a Quantity Surveyor – For an increased level of accuracy in cost planning, value engineering and independent feasibility advice you may wish to appoint a quantity surveyor. This is usually more suited to large extension/development or new build projects where the variables are perhaps greater or a detailed and accurate valuation is required for the purposes of raising funding. Whilst this is not a service that we offer in-house, we are able to provide a recommendation to a reputable local QS.

What other consultants or professional services might I need?

When planning your project and applying to obtain the relevant approvals, certificates and permissions, there may be a requirement for additional third-party consultants or professional services. The level of involvement will of course vary between each and every project and a list of some of these, along with a description of their role when applicable, is listed below.

 

Drainage Surveyor – On some projects where site drainage is complex, difficult to access on day of building survey or the nature of the proposed works involves alteration to, building close to or over existing drainage (where local water authority approval may also be required) an in depth sond & trace and CCTV drainage may be necessary.

 

Structural Engineer – The majority of home extension projects will require a structural engineer. Within their role they will in most cases carry out a visual inspection and survey of the existing building structure and provide the structural design and calculations to justify any structural alterations to the existing building, as well as new foundation, beam and roof design.

In some cases there may also be a requirement to conduct trial hole and soil investigations, to ensure that any new foundation designs take into consideration the site specific ground conditions and locality of any significant trees.

 

Party Wall Surveyor – Depending on the nature of the structural design and the proximity of neighboring buildings, a party wall surveyor may be required to assist with party wall matters and the serving of notices in accordance with The Party Wall etc Act 1996.

 

Energy Assessor  – Some extensions and renovations need a SAP calculation in order to comply with Part L/Section 6 of the building regulations– particularly if there is a lot of glazing or the extension alters 25% of an element in the existing building. More detail on this topic can be found within one of our journal entries – “Do we need a SAP report?”.

 

Planning Consultant – The majority of small-scale projects will not require the input of an independent planning consultant and the process of preparing planning application documentation, including submission and management can be fully dealt with by ourselves. However, in some cases the assistance of an independent planning consultant during the design stage and in the production of supporting statements can be invaluable in achieving the best result from your planning application. This is particularly useful for larger extension schemes or where the design or site is perhaps contentious. More information on this topic can be found in one of our journal entries – “Why use a planning consultant?”.

 

Approved Independent Inspectors (Building Control) – With the exception of a few instances where building regulations do not apply, most building alterations require building control approval. This can be dealt with either by building notice or full plans application (recommended). In the case of the latter, full building regulation drawings are prepared by us for checking by a building inspector prior to commencement of works on site.

Unbeknown to many of our clients, this process can be dealt with by an approved independent inspector as opposed to a direct application to the council and this would be our recommendation.

 

Asbestos Surveyor – When it comes to planning the construction of your project, it is a requirement under health and safety law in conjunction with CDM (Construction Design & Management Regulations), to determine whether there is asbestos present in the building and in such situations, the production of a plan as to how to deal with it during any construction work.

Generally speaking, if a building was constructed before the year 2000 (when the use of all forms of asbestos was banned in the UK) then material could be present. An asbestos refurbishment and demolition survey should be carried out in advance of any construction works on site and a copy should be included within the health and safety file and handed to your contractor.

If you have not been able to find the answer to your question here, or require some clarification on any of the above, then please get in touch and we will get straight back to you.