Advice on Extending Your House
With the continued uncertainty in the housing market many homeowners are choosing not to move but stay put and extend to gain extra space.
The first step is to decide what you want, and this is - to an extent - dictated by what you have. A single storey to the rear of the property is the norm, but you might be able to consider a side extension. A double-storey extension could give you the opportunity to create bigger bedrooms or add an en-suite bathroom. As a rule of thumb to estimate the cost of a double-storey extension double the figure for a single storey and deduct 20 per cent to get an idea of the cost. If you already have a single-storey extension, it may be possible to add a second storey however this is subject to the depth of your existing foundations and dependent on if the walls can take the weight.
1 The Design
Would you like a seamless addition that looks as if it's always been there, or do you want to make a statement with an ultra-modern glass design with sliding doors that can be fully opened to link indoors and out, making it perfect for entertaining.For the first option, pay attention to details such as sourcing the same bricks and windows as the rest of the house. Materials are also important for glass extensions - modern glass is available with a range of special qualities. Pilkington sells glass that cleans itself, glass that filters the sun and glass that offers fire protection. Bear in mind that although flat roofs are cheaper to build they do tend to require more maintenance than pitched designs.
Think about how you will use this new space. Garden rooms, kitchen-diners and extra sitting rooms are popular choices, but remember to keep a balance between bedrooms and living spaces. This is a good chance to plan a downstairs loo if you don't already have one. By necessity, you'll have to reduce your property's outdoor space to gain more indoors, but how much can you realistically afford to lose, don't create a huge home at the expense of a tiny garden area.
2 Financing Your Extension
Most extensions are funded by adding to the mortgage on the property - taking equity out of your house makes sense, as the changes should add value to your home - or by taking out a personal loan. If you want a detailed breakdown of the costs, contact www.estimators-online.com for an accurate quote. According to them, the most common size of extension is 15 to 25 square metres, which costs between 21,000 and 33,000, excluding the interior fittings.
2A Further Advances
You could approach your existing lender about a further advance, which effectively extends your mortgage. What's on offer varies between lenders, but generally you can borrow a large percentage of your home's value for an arrangement fee of around 100. As a rule of thumb lenders will only provide a further advance if the improvement is to the fabric of the building, so an extension is fine, but new carpets are not.
2B Remortgaging
Rates tend to be lower than those on personal loans and credit cards, plus repayment matches the term of your mortgage, meaning you pay less each month. Having all your debts in one place also makes budgeting easier. However you can also consider switching your mortgage to another provider allowing you to take advantage of one of the competitive discounts or fixed rates available in the market. If your on a standard variable rate of interest on your existing mortgage and you are not locked into a heavy early redemption charge you could save money by remortgaging to another lender. So great can the saving be you might even end up paying less on your new mortgage than you do on your existing one, even including the extra money for your home improvements.
2C Personal Loans
Choose between a secured or unsecured loan. The former uses your home as security, so if you have a decent bit of equity in your house you can probably borrow more than with an unsecured loan. Bear in mind that rates tend to be variable, so make sure you can meet payments should rates go up, otherwise your home is at risk. Please note that loans only really make sense for short-term borrowing, so use this method with caution and avoid taking a loan with an early redemption penalty. Loans generally have higher rates of interest and taking a homeowner loan may not make sense when you have the opportunity to remortgage.
2D Credit Cards
These are unlikely to cover the full amount of the extension, but, if you are on a zero per cent rate, they could be a useful tool to tide you over as long as you clear the balance before any interest is payable. DIY store cards and finance packages also tend not to offer the best value.
2E Savings
If possible, this is the best way to finance your extension as you avoid paying interest. Set your budget and stick to it but please don't assume you'll get back the money you spend as so much depends on the state of the housing market when you come to sell. Speak to a local estates agent and find out the average price of properties in your area and on your street, as this dictates the maximum value you can expect your house to achieve. Don't spend more unless you accept the extension is for you to enjoy while you live there, not to generate extra revenue upon resale. Once the extension is built, review your home insurance, otherwise you could find that you are inadequately covered.
3A Choosing An Architect and Contractor
Even the smallest design project benefits from professional design, consult with an architect as they will be able to tell you if your ideas for the space are feasible. Be extremely wary about working with a builder who says he can take on the design aspect of the build himself proceed only if you are fully confident in their abilities.
The benefits of choosing an architect are especially apparent if you go for a state-of-the-art glass extension or something out of the ordinary. An architect will also have experience of contacts at the Planning Office, so your application may be viewed more sympathetically. Word of mouth and personal recommendation are the best ways to find a reputable contractor, but that's just not practical if you are new to an area or can't get any suggestions. Membership of a recognised trade body should help you track down the good guys, but be vigilant nonetheless. Get at least three written quotations (not estimates), but bear in mind that unforeseen extras can put the price up. And always establish the rules from the outset - everything from the schedule to access to the loo.
To keep your house safe and sellable, your extension needs to comply with two types of guidelines - building regulations and planning permission. Building regulations are mandatory, planning permission depends on your circumstances.
The difference between the two is that while planning guides the way our local environment develops, building regulation ensures the health and safety of people who actually use buildings. Your builder or architect will be able to advise, or take a look at www.planningportal.gov.uk for more information. Before sending off any plans it's also a good idea to get your neighbours involved, so they are aware of exactly what is planned.
3B Planning Permission
Chances are you'll need this - but you may not. It depends on many factors, including whether the house has been extended before and how much the exterior of the property is going to change. Either you or your builder/architect must contact the planning department of your local planning authority, complete the form and return it with a fee of around 135. You should hear back within eight weeks. If your proposal is refused, you can either modify it and resubmit, or lodge an appeal. You then have three years to begin the work, otherwise you will need to reapply. Be warned - if you decide to go ahead without permission (and you'd be very ill-advised to do this), you will be asked to make a retrospective planning application. If this is turned down, you will have to return everything to the way it was before, regardless of expense.
As a general guide, you'll need planning permission if any of the following points apply to you, but do run any changes past the Planning Department of your local authority as there are exceptions.
You live in a flat or maisonette. The extension is going to be self-contained for use as a separate home or for commercial use. The new addition is nearer to any public highway than the existing building, unless there is more than 20m gap. Additions and other buildings would cover more than half the land around the 'original house'. Any part of the planned extension is higher than the highest part of the existing roof. You live in listed building. The extension is more than 4m high and comes within 2m of the boundary of the property. You live in a terraced house or house in a Conservation Area where the extension is greater than 50 cubic m or 10% of the original house volume, whichever is greater. You live in another type of house (detached or semi-detached) where the extension is greater than 70 cubic m or 15% of the original house volume, whichever is the greater. If the extension would increase the volume of the 'original house' by more than 115 cubic m.
3C Building Regulations
These are comprised of 'Parts' lettered from A to P, each setting the standards for different aspects of a building's design and construction. These include its structure, fire safety, sound insulation, drainage, ventilation, electrical safety and energy efficiency.
Confirm with your builder at the outset that they are taking responsibility for compliance. If not, it will be up to you to get works approved by a Building Control Body - either from your local authority or an approved inspector. Some specific types of work, such as certain types of drain, fuel-burning appliances and replacement windows, can be self-certified provided the installer is registered with a relevant scheme. You'll need to submit an application, and arrange for an inspector to make a series of inspections. Failure to comply can result in a fine of thousands of pounds and may come to light via a local land search enquiry when you come to sell, and will probably deter your potential buyer.
3D Adding The Latest Technology
Think about including environmentally friendly touches - recycled, sustainable or energy-efficient products. A good place to start is the following companies:
Centre for Alternative Technology (CAT) The Energy saving Trust Ethical Junction Wood for Good Green Consumer Guide Expanko Simply Automate
3E Styling the Space
Open-plan family areas are among the top uses for a new extension. Many owners are keen to open up their homes to the garden and create a fabulous indoor-outdoor living space. Glass is a perennial favourite for extensions, because it reduces the impact of the extra building on its surroundings, while also allowing light to flood into the house.
Thinking about the overall decor should start at the design stage. If you want a seamless addition to the rest of your home, make sure details such as the skirtings, wooden mouldings and internal doors all match. Extensions are also an opportunity to create a dramatic focal piece to a home. If you love entertaining and want to create a feature dining room with a fabulous table that seats 20, for example, source the table first to give you a hook into the design.
The raw materials you use can also be inspirational - raw brickwork or stone add detail without pattern, or exposed beams (think traditional wood or modern steel) can create an architectural feel.
Don't overlook the more practical considerations, either. If you do plan to use a lot of glass, for example, look for fabrics with built-in fade resistance and consider the prevailing weather trends. A stark white scheme in a north-facing extension may look very contemporary but it will feel blue and cold for most of the year, so a neutral with a touch of cream would be a better option.
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