Really depends on whether you have a good idea of what you want and you might not have that until you live in the property for a period of time ?
You don't have to use an architect .... A couple of years back we knew what we wanted and pulled out 5 internal walls using a structural engineer to help with a huge RSJ that went in.
At the moment we are halfway through a small (approx 3m x 2m) extension to be used as a utility room ... I drew the plan in 5 mins on a sheet of A4, the builder wrote the spec on it and I email it over to building control. No probs !! The inspector has come out and changed a few things on the spec on the roof and given guidance else where, including the moving of a drain inspection chamber but all in all jobs a goodun.
Point being, there's more than one way to skin a cat.
Good luck
I agree with the comments re the architect, a friend is in a chippy/bricky partnership and apply for tenders from a local architect, they then have a plumber and sparky they use on their jobs and arrange themselves when they need to attend and come back etc.
We've found the best route is to use local house builders who also do general building work. They're used to handling large or multiple jobs at once and have all the equipment and experience to hand. If they need an extra couple of guys for some heavy lifting one afternoon, they've got them. If they unexpectdly need a stump grinder, they've got one etc. They aren't as cheap as using a one/two man band but we've always managed to get a fixed price and we can leave them to it.
Cost 5k just for the drawings
Closer to £500. In my experience of local architects in the area where the OP's project is. Calcs are about £350, on the same basis.
nick - rather depends on if the drawings are just for planning or you want detailed drawings with all the tiny details on them. The first is cheap, the second expensive
It will be interesting to see how much all this eventually costs the OP given the contradiction of replies (half saying 'ohh it won't be that much, I'd do it for half that and a bag of crisps' and the other half saying it could cost much more).
saying ‘ohh it won’t be that much, I’d do it for half that and a bag of crisps’
Usually the ones best qualified to price.
One thing that won't be cheap and must be done right by dimeone experienced is the loft conversion, I've heard of many a **** up.
However some of the prices I've seen quoted on here for basic single storey extensions in the past have been ridiculous. Bifold doors being another one where big margins can be made by the builder as they are so in fashion at the minute.
sorry my *just drawings* was a bit miss leading . I mean everything(drawings/calcs/warrents/etc) prior to striking ground.
which your not getting an architect to do for 500 quid - regardless of your location.
and having previous experiance of an architectural technician doing *simple* drawings on the cheap for me - i wont be doing that again what a ****ing mess. His site survey was a joke- couldnt even get the boundary right so when the wall went up to his dimensions it ended up being in breach of planning conditions.
as i think it was wrightyson said - a good architect can make or break your project. a shit one gives you headaches - and has already ridden off to the sunset with the money while your builder sorts the stramash they caused.
Just had drawings done for a knock through for the steel work and cost £250. Basic calculations not architectural drawings. I did get the wrong ones sent to me at first which took a week to sort out but hey ho at least IM in charge of the big hammer and 3 internal walls weren’t taken out by mistake. Mines pretty straight forward and is all being done by and with mates so quotes and phone calls are not an issue and I know what I want. Think hard, check everything and enjoy the challenge.
Well Wrightyson, what do I know, I've only been an architect for 25+ years.
The architect should always be independent of the builder as the two parties have differing interests when it comes to the project. The builder's interests tend not to be giving the Client the best possible design at the cheapest possible rate. A builder is also not a designer. And also, the architect usually administrates the contract between the client and the builder - the architect will act impartially to protect the interests of both parties and advise the client where necessary.
There is however no issue with the architect completing the design and then engaging a builder to talk through the construction process and to take on board the builder's advice/ know-how.
If you have experience of architects who draw things that cannot be built or cannot be built to a budget then I would suggest you have either been unlucky or have experienced people who call themselves 'architects' (as many do) but who are not qualified (eg. 'architectural designers' as they tend to call themselves).
It is up to the Client to check any prospective architect is ARB/RIBA registered and to go through their previous projects in order to have faith in their abilities.
This reminds me of Grand Designs, when in some instances the building owner likes to state how much money they have saved by not employing an architect and doing it all themselves, and then they tell you how wonderful their final building is, when in actual fact it is fugly, and of course Kevin Mcleod knows this but has to smile and nod anyway, allbeit with his trademark raised eyebrow.
Well Wrightyson, what do I know, I’ve only been an architect for 25+ years.
If you’re looking at dumping say 100k in to this id suggest getting an architect on board. They do annoy the shit out of me at times but good ones will come up with ideas that you haven’t thought of. However a good builder will also be able to do that, and some will have an architect of their preferred choice who should be able to assist.
I suggested an architect for this project.
You're not telling me on a design an build basis you don't have regular builders coming to you. I'd say percentage of architects v builders in any town has got to be very small.
It wasn't a dig at your credentials, and I didn't know you were an architect to be fair, I just found it a very broad statement, good builders have come a long way and will have some great practical design input.
1 – phone and email some builders, arrange for them to come round and take a look
2 – you never see or hear from them again
3 – phone and email some different builders, arrange for them to come round and take a look
4 – they come round and tell you they’ll do you a quote
5 – you never see or hear from them again
update:
one of the builders just texted me today to ask if i still wanted a quote. It's 11 weeks since he came round to take a look at the kitchen....
Yeah the whole getting quotes for work thing is just crappily done - are all countries as bad as the UK for this?
The first place I went to (local one with a good rep), the guy turned up to measure up the next day at the agreed time. Only he forgot his tape measure (thankfully I had one). Despite taking all the measurements and asking a lot of appropriate questions (what fixtures & fittings I was looking for etc.) I never heard back from him - I could have chased but I figure if I have to chase when I'm trying to give them my business what hope have I got once they have my money.
Recently decided to get quotes for air con installation, of the 6 companies I contacted (that all mentioned doing domestic installs), only 1 got back to me (same day via email, with a rough cost and saying they'd need to visit to do a proper quote - which I replied to an hour later suggesting dates & times but have heard nothing back over a week later).
I can't imagine the fun and games trying to get quotes for major building work if simple stuff is a nightmare to get them for.
We have similar.
About 10 folk approached for replacement drive quote. Two actually get to site. One texts a price. One not responded. One more quoted without seeing our driveway(!).
Loft conversions with dormers on the rear elevation are permitted development so won't need planning unless you are in a conservation area or pd rights have been removed. It'll need building regs approval though.