Home extension - how did you handle the bids/builders/specs?

[Vanilla]

I'm extending into my attic and also doubling my kitchen. At the same time I want to renovate so probably looking at £50-70k of work.

Plans should be approved over the next month or two. Start work Jan/Feb.

The part i'm unsure about is:

- Specifications - how do you get your 'requirements' written up?
- Did you seek help from anyone to ensure everything was air-tight? I want things like soundproofed plaster board, new roof tiles, etc.
- How did you handle the 'bidding'. Someone said to throw away the cheapest and most expensive and focus on the few that are left.

Thanks for any advice

 

[noj]

When we did our kitchen extension we had the architect write up the spec, we had several meeting discussing what we wanted, what kind of materials we wanted to use and rough guides on pricing.
We also used them to project manage the process - we just weren't comfortable being able to do this ourselves, you might well be.

On the bidding we met with each of the contractors on site to talk about the plans and what we were after, this also gave us a really good idea of the people that would be working with us on the build. In the end we went with someone in the mid range of the bids we received because they gave us a better feeling that they would do a good job, they engaged with the architect on specs and made suggestions on different materials because some of the materials the architect had suggested the builder thought would be cheap looking and not give us the finish we wanted.

Once we'd decided on which firm we were going to appoint we then made sure we had contracts drawn up that stipulated time frames, stage payments and retentions for snagging (that bit came in very handy in the end)

 

[a1ex2001]

When we did our kitchen extension we had the architect write up the spec, we had several meeting discussing what we wanted, what kind of materials we wanted to use and rough guides on pricing.
We also used them to project manage the process - we just weren't comfortable being able to do this ourselves, you might well be.

On the bidding we met with each of the contractors on site to talk about the plans and what we were after, this also gave us a really good idea of the people that would be working with us on the build. In the end we went with someone in the mid range of the bids we received because they gave us a better feeling that they would do a good job, they engaged with the architect on specs and made suggestions on different materials because some of the materials the architect had suggested the builder thought would be cheap looking and not give us the finish we wanted.

Once we'd decided on which firm we were going to appoint we then made sure we had contracts drawn up that stipulated time frames, stage payments and retentions for snagging (that bit came in very handy in the end)

Great advice, I'd always recommend meeting everyone and choosing a mid priced quote from someone your happy with, cheap builders will ruin your life and leave you with regrets which isn't what you want for 70K

 

[ironhorse]

I used a firm called estimatorsonline, great service, i sent them my plans for my 2 storey ext, paid them £95 and they estimate the hell out of it. I got a 24 page document with a complete breakdown of materials and labour costs and a work to schedule as well. Money well spent I think, as when the builders quotes came in we had an independent cost to compare to.

Check them out, they have some sample plans on their web site.

 

[fezster]

I'd always choose a builder on recommendation, if at all possible. Personal recommendation, rather than checkatrade et al. If that isn't possible, then I'd definitely make sure I check out at least 3 similar types of work they have done. Check them out independently, and try to talk to the owners away from the builder, to get a true impression of how it all went.

Try to use an architect who can be consulted (for a fee) during the build, rather than just hand you the plans and be done with it. Regardless of how detailed plans are, there are always unforeseen issues on site which require (quick!) clarification. Depending on how good/experienced your builder is, and depending on the complexity of the work you are having done, the architects services may not be as necessary. But it's good to know they are available should they be required.

 

[Vanilla]

I used a firm called estimatorsonline, great service, i sent them my plans for my 2 storey ext, paid them £95 and they estimate the hell out of it. I got a 24 page document with a complete breakdown of materials and labour costs and a work to schedule as well. Money well spent I think, as when the builders quotes came in we had an independent cost to compare to.

Check them out, they have some sample plans on their web site.

Wow I like the sound of this

 

[Russinating]

Only thing to add that nobody has mentioned is ask if you can see a current site. If they're worth their salt they'll be working on something now and should be fine with you going to have a look at their handy work.

We're getting a small extension done and I went and looked at a place they're renovating top to bottom, got showed round and they explained what they'd done etc. Finish was very good so now just waiting for a quote!