Yahoo Finance Property: How to plan the perfect extension
There are two roads to go down when you need more space: move or extend your property.
Once stamp duty, estate agency fees and other expenses are factored in, the latter often works out to be more cost effective, and will almost certainly boost your home’s value.
"A 10% increase in floor space, other things equal, adds 5% to the price of a typical house. Adding space to create an additional double bedroom can add around 14% to the value of an existing two-bedroom house," says Andrew Harvey, senior economist at Nationwide.
Here’s how to ensure your project for the perfect extension proceeds smoothly.
1. What to consider
How you intend to use the new area, the space available to build on, any planning restrictions and of course your budget will determine the size and style of your extension.
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You’ll also need to think about access during the build — for example in a terraced house — and potential issues with privacy if the extension will overlook neighbouring properties.
2. Types of extension
Options are a single-storey rear or side extension — perhaps to accommodate a new kitchen/dining room or a wraparound extension if there’s enough room.
Extending into the side return makes a big difference if you’re unable to build out into the garden, and go for a double-storey addition if you need extra bedrooms.
3. Planning permission
Small extensions often fall within permitted development rights and you’re unlikely to need planning permission for an unlisted home.
However, if you’re proposing to cover more than half the garden or build a single storey extension projecting more than eight metres from the existing back wall in a detached house (six metres for other types) or beyond the front of the property, you’ll have to apply for planning consent.
There are height restrictions too, and the extension must comply with building regulations.
For peace of mind, always check with your local planning department at the outset.
4. Design stage
Hire an architect, architectural technologist or designer to draw up detailed plans from your brief.
Alternatively, choose a design and build company to looks after every aspect of the process through to completion.
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"Consider the functionality of the new space and ensure that the design of the extension compliments the existing architectural style of your home. A mismatched or jarring design can detract from the overall appeal of your property," says James Bernard, director of Plus Rooms.
"With all our projects, we map out and reflect with the homeowner on how they will use the space, while honing in on the natural elements and bringing them to life with sky lights or large doors that open up into the garden."
5. Hire the right team
Unless you’re employing a company to oversee the entire project, you’ll need to find a builder.
Ask friends, family and trusted tradesmen for recommendations, and try The Federation of Master Builders for independently vetted contractors.
Get least three detailed estimates and check timescales, whether there’s a split between labour and materials and if project management is included.
For a structural engineer to advise on matters affecting the stability of the extension, like foundations and joists to support new openings in walls, contact The Institution of Structural Engineers.
6. Make the space flow
Create a seamless transition between the existing structure and the extension by making the opening between them as wide as possible, matching finishes, décor, windows and skirting, and keeping floor levels flush.
"It’s also worth thinking about how the extension will interact with the outside space," advises Victoria Brocklesby, COO at Origin.
"Bi-fold and sliding doors offer a seamless transition between indoor and outdoor areas compared to other options such as French doors. This makes them an excellent choice for those aiming to establish the optimal balance for both entertaining and family life."
7. What’s the damage?
Hikes in the costs of materials and labour have pushed up the price of home improvement projects.
According to Rated People, you can expect to pay from £45,000 for a 3m x 5m single storey extension, though costs vary wildly across the country.
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A 30 square metre double-storey extension will typically set you back around £74,000. Remember to budget for kitting out a new kitchen, and add at least 10% extra as a contingency fund.
8. Funding the build
If you need to borrow to pay for the work, be wary of remortgaging out of your existing deal.
"This may not be the best option if you’re currently on a good rate," says James Briggs, head of personal finance intermediary sales at Together.
"It might be worth considering a secured loan (also known as a second charge mortgage) or a home improvement loan which could potentially save you money over remortgaging."
9. Keep costs down
Save money by choosing a simple square or rectangular-shaped extension rather than a fussy angled design and limit the use of glass, a particularly expensive material.
Recycle and reuse wherever possible — for example bricks and kitchen appliances — and consider project managing the build yourself. You’ll also cut costs by having some DIY input, such as laying flooring, tiling and painting.
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