You should invite a Building Surveyor or Architect or someone who has a professional knowledge of the building and design process to discuss your project in your home. This will be someone who can prepare plans and is actively involved in submitting applications to the local authority for home extensions. This consultant has the advantage over all other advisors of being able to offer you a design solution to meet your own needs and also give guidance on what is legally acceptable. Of course we want you to call us so why not 01506 884216.
You should prepare for this meeting by having your own needs firmly established in your own mind. Do not worry at this stage that you do not know what is allowed or what is possible, this is the job of your consultant. You should write down what you think you need i.e. a bigger kitchen, or a bedroom, utility room and garage, patio doors into the garden, a porch, 12 sockets in the kitchen, external lights what ever you think you need to suit your living requirements, write it all down and be as specific as possible.
Costs can only be determined accurately after the drawings are fully complete.
For budgeting purposes you should allow between £1,200 and £1,700 per square metre of floor space created. (2015-16 prices) for construction.
You should then budget a further 25-30% to cover Local Authority fees, Consultant fees and VAT so 10sq.m will cost between £15,000 - £22,100 ( this is a guide only and may not be relied on for contractual purposes, this is subject to change)
When altering an existing building it is common to discover items that could not have been wholly foreseen. This usually applies when drains are uncovered, tight spaces are opened up or even wallpaper or carpets are lifted. You are usually advised to reserve a contingency sum equal to 5% of the contract costs for unforeseen items. This is a guide only.