01. Why should I hire an architect?

Undertaking building work to improve your home is one of the biggest investments you will make so wouldn’t you want a qualified professional involved? As a Royal Institute of British Architects (RIBA) chartered practice we can be on your side to lead you through the whole process and provide a service that extends well beyond producing a set of drawings.

The following are just some of the benefits of employing an RIBA Chartered Practice:

• Professional service meeting prescribed quality standards as set down by the RIBA;
• Professional Indemnity (PI) Insurance;
• Architect employees having satisfied 7 years’ training;
• Imaginative and creative solutions to lift your project out of the ordinary;
• Value for money – for a fraction of the project cost, an architect will make your project “work”;
• Extensive knowledge of the planning process and construction industry;
• Good relations with planners and builders;
• Your peace of mind – an architect will keep your project on track and on budget.

Click here for further information on working with an Architect 

02. Do I need planning approval?

With all building work, the owner of the property (or land) in question is ultimately responsible for complying with the relevant planning rules and building regulations. Therefore, failure to comply with the relevant rules will result in the owner being liable for any remedial action.

Planning Permission, in simple terms, is like asking if you can do a certain piece of building work. It will be granted (possibly subject to certain conditions) or refused.

On some occasions, for small extensions or alteration projects, your work may fall within your permitted development rights and as such would not require planning permission. We can advise you on whether it does but for further information please click on the following links:

Loft Conversions

Extensions

Conservatories

Outbuildings

Porches

  

  

  

03. What is the process?

1.    CONSULTATION

We will meet with you on site or at our offices to discuss your ideas for the project. Our experience will help stretch what can be achieved within your budget to improve the overall design and maximise the return on your investment.

2.    SURVEY

We will carry out a measured survey of your site or existing property.

3.    SKETCH DESIGN

We will provide a sketch design based on the brief we have discussed and developed at stage 1.

4.    PLANNING APPLICATION (if required)

We will prepare the drawings and documents for the planning application, check that they meet with your approval and submit them on your behalf.

5.    BUILDING REGULATIONS APPROVAL

This approval is required even if your project falls within the permitted development regime and covers the functional requirements of buildings (please note that building regulation drawings are not construction drawings which can also be produced if required).

6.    Tender

After stage 5 our involvement can be tailored to meet your needs. If you do not want to take the project forward yourself we can prepare tender documents and arrange the tender process for the build. We have contacts with a number of builders, engineers and other building professionals who we can recommend to you if required.

7.    Construction/Project Management

Again if you require this service we can meet with your builder regularly on site to check on progress, answer any design queries and ensure that your building is progressing on budget and being built as drawn. We will liaise with other specialists and oversee the construction through to successful conclusion.

04. What else might affect my site?

Conservation Areas

A Conservation Area is an area that is considered to be of ‘special architectural or historic interest’ and where it is important to preserve or enhance this special character. If you live in a conservation area any proposed work to your property may require Conservation Area Consent. With extensive experience of working in Conservation Areas we can guide you through the planning process and liaise with the local authority where necessary.

Listed Buildings

A ‘listed building’ is a building, object or structure that has been judged to be of national importance in terms of architectural or historic interest. Permission, known as Listed Building Consent, must be obtained from the Local Planning Authority for any proposed alteration that would affect a listed building’s special interest.

Should Listed Building Consent be required we can liaise with the Local Authority’s Conservation Officers and complete the necessary documentation to submit an Application for on your behalf.

Green Belt

A Green Belt is an area of land protected by planning policy to control urban growth and provide continued access to countryside. Although development within a Green Belt is restricted, we can advise on what can be built within such areas.

Party Wall Agreements

If you propose to carry out work which involves an existing wall or structure shared with another property; building a wall up to or astride a boundary with a neighbouring property or excavating near a neighbouring building it may be subject to the 1996 Party Wall Act. In such cases, you may be required to notify your adjoining home owners. We can provide the necessary advice detailing what course of action is required.

05. Choosing the right builder?

Choosing builders to work on your property can be a major decision. With the all too familiar TV programs highlighting the pitfalls of employing ‘cowboy builders’ a few simple steps can avoid the misery of employing the wrong firm.

There are a number of reputable building firms in and around the Cheshire region so whether it’s a new build house, extension or simple refurbishment your project shouldn’t be problematic.

Whatever your project, it’s essential that you make as many checks as possible. Here’s a list of some of the questions you may wish to ask:

• What experience of this sort of work have you got? Can your builder supply three references of recent work and/or can you visit recent projects with him/her? (This helps to ensure that they are the person that worked on that project).
• Can you provide a detailed quote for the work in writing? Some builders’ quotes can lack detailed information about the work and costs involved. Ideally you should agree a fixed cost upfront. Always agree a contingency plan should there be any problems during the build for unforeseen items and agree variation costs as you proceed.
• Do you have insurance? Ask to see a copy of your builder’s insurance certificate and check it won’t expire during the time they are working on your project. Insurance cover you will need:
  • public liability insurance in case someone gets hurt on your site;
  • cover in case there is damage to the rest of your property;
  • cover in case the builder goes bust or has an accident;
• When can you start work? You could get lucky and find a builder who’s had a cancellation and is ready to start in less than two months. However, for good builders, it could be as long as a year. Beware of builders that are ready straight away – this could be a sign of a rogue trader.
• Do you have insurance-backed guarantees? Your builder should ideally guarantee his or her work for a period of time, and you should get this guarantee in writing. Check whether the builder will come back and do any necessary remedial work if there’s a problem, or if you would have the choice of getting someone else to do it.
• Can I see your contract or a letter of agreement? You need to agree, by letter, one-page document or formal contract, what work the builder is going do, the payment stages and what happens if there is a dispute. If you do experience problems with your builder, it’s important to give them the chance to put things right.
• When are payments due? Never pay for all building work upfront. As part of the contract draw up a schedule of payment for each stage of the work with the builder. Ideally, you should agree to release money only when each stage of the work is finished to the specification provided and to your satisfaction.
• Are you a member of a builder trade organisation? Trader scheme memberships are worth noting – but they are only part of the picture. Organisations that builders may belong to include the Federation of Master Builders, the Guild of Builders and Contractors or the National Federation of Builders. These bodies don’t guarantee good work and are funded by membership fees. However, they can be an indication of a good builder’s credentials. Remember, less reputable builders claim to be members when they aren’t or after their membership has elapsed, so always check whether membership is up to date.

The government’s TrustMark scheme is designed to help the general public avoid cowboy traders. For further details go to http://www.trustmark.org.uk/