Getting Started

SETTING OUT YOUR OBJECTIVES

Before starting on any kind of building work in your home or business, you need to know exactly what your objectives are, the resources that are available to you and how you are going to achieve those objectives. You also need to consider whether or not your ideas are practical and achievable within your anticipated timescales. Do remember that the planning of any work, whether it is on a large or small scale, takes time and patience.

The scale of the project will obviously dictate the amount of time required on the planning stages. If you think that your project is too small to warrant the time spent on reading all of the chapters and issues in this book, read it anyway – you may be surprised how some of the bigger issues can be scaled down to help in the smaller projects.

SETTING OUT YOUR BUDGET

Once you are satisfied that your ideas are realistic, you need to decide on your budget, and check you have the financial resources to carry them out.

It is important to understand that any decisions that you make in the planning stages of any home building or alteration work can have cost implications later on. These cost implications need not be to your disadvantage. If you study this book and the areas relating to cost-saving exercises, you may find that you have more to spend on your furnishings etc.

SETTING OUT THE TECHNICAL ASPECTS

If you have little or no knowledge about the technical aspects related to your project or the logistical problems that building work involves, you will need to contact an architect or specialist designer, depending on your requirements. For example, any work that involves alterations to internal or external walls may require the advice of a structural engineer.

While builders and contractors will have had experience in carrying out the work, it is important that you satisfy yourself in the first place as to whether structural calculations and drawings will be required.

Architects’ and engineers’ rates vary, and can cost in excess of £80.00 per hour or a fixed fee percentage of the project. However, if you do not start off on the right track, it could cost you much more in the long run.

Obtaining outline planning approval based on basic drawings should only involve a small amount of work by the architect in comparison to a full set of detailed drawings required for full planning approval, so it is worth discussing with your architect a two stage payment scheme. If for some reason your project is not accepted you will know the initial outlay required.

Architects, engineers and designers will know what is required to obtain full planning permission and building regulation approval. If the architect has submitted drawings, calculations and any other information to the local authority in order to obtain full planning approval/consent, there may also be additional disbursement costs that you will be liable for.

It is worth obtaining estimates from the various professionals before engaging in any form of contract, as their charges can vary drastically depending on their workload. Architects and designers are marketled and in boom times may have many months’ work booked in advance. They will therefore have the upper hand when negotiating fees, so be patient and shop around.

Consider speaking to friends and relatives who may have had similar work carried out on their properties, as they may be able to point you in the right direction on a number of aspects of the project.

Do remember though that it is you who will be employing the various professionals. You must feel comfortable about who you employ and where necessary carry out reference checks.

MINIMISING THE INITIAL COST

You can minimise the initial costs by putting together as much information as possible. This will cut down on the amount of time the professionals would normally spend in extracting your ideas from you, and is where speaking to other people who have had similar work carried out may be of help.

It is easy enough to explain to someone what you want but, as the saying goes, ‘a picture paints a thousand words’. Basic sketches can help to avoid misunderstandings and will help to avoid redrawing plans and incurring costs for abortive work. You may like ideas that you have seen in magazines or photographs – these are all visual aids that will assist in the initial concept of what you are proposing.

This will also help to speed the whole process up, as some professionals will use the design element as a pretext for taking their time to provide drawings, particularly if they have a heavy workload. Remember, though, from conception to on-site development may take more time than the building process itself – this is generally the case with small domestic projects.

DRAWING UP A TIMETABLE

It is advisable to draw up a timetable of things to be done which will help you to keep track of the dates for issuing information, etc. It does not matter that you don’t know the actual timing of some of these elements, but it will give you a format to work with which will soon become a workable programme that you can adjust as the known delivery dates become apparent.

As you can see from the sample planning programme shown in Table 1.1, by entering dates for certain elements you should start getting actual feedback from the service providers involved which will in turn help you with the adjustments required to make your planning programme more accurate.

Your service providers should be able to give you actual dates or advise you why your planned dates are not achievable. If you start off in this manner, the service providers will see that you expect the dates they supply will be realised.

 

Table 1.1 Sample planning programme

You can also see from this example that this type of programme will assist in the preparation of documents, etc.

(Note, however, that these timescales are not based on actual timings. The response times of local authorities will vary, as will those of all other service providers.)

PROGRESS REPORTS

Do not be afraid to ask your architect or designer etc. to keep you informed of progress on a regular basis.Unless the project has been submitted and you are awaiting approval, it would not be unreasonable to request a weekly update.

One of the most frustrating elements of home building and renovating is when you are not kept fully informed of what stage certain elements are at. This includes the input from professionals.

INSURANCE

It should be noted that all professional consultants are required by their governing body to carry professional indemnity insurance to cover any claims made against them for failures in their services/designs. It is therefore important to have any agreement in writing and to ensure that you have read and understood the small print (if applicable). We will cover the building contractor’s legal contract in Chapter 6.

Non-qualified designers (one-man bands) may be less expensive, but may not always be competent and could prove difficult or impossible to recover money from if sued. Whoever you decide to use for your professional work, ensure that you obtain or at least see a copy of their professional indemnity insurance.

PROFESSIONAL FEES

As far as professional fees are concerned, you should look at paying around 5–15 per cent of your budget (construction costs), depending on the complexity and value of the project. You may find that in the case of a project which is technically difficult, requiring a high level of structural calculations, these percentages are exceeded.

PLANNING PERMISSION AND SCHEME DESIGN

Once you have decided what your requirements are, and have furnished your architect/designer with sufficient information, they will produce drawings based on your ideas. These should also take into account the planning authority’s criteria.

Most projects will require planning permission although minor domestic works such as porches, conservatories etc. may be approved as ‘permitted development’ (not requiring a planning application) by the local authority. But this should always be checked with them as the rules are complex, and it is always sensible to obtain written confirmation if this is the case.

Planning guidelines

While the local authority has planning guidelines (referred to as the local plan), these are open to interpretation. Even if the planning officer is in favour of the scheme, it can often be refused by the planning committee.

Planning permission has to be obtained for most major building works. The permission deals with the issues surrounding the design, e.g. use and appearance (plans and elevation), which should not be confused with the construction drawings, e.g. sections, details, etc.

Impact of the scheme

The planning authority will consider the general impact that the development will have on the site and surrounding area. In the case of the work being of a commercial nature, environmental issues will be considered, particularly if there are specified hazards such as dust, noise, chemicals, etc.

Not only will they consult with adjoining neighbours but they may also obtain advice/consent from other departments such as Highways, Environmental Health or other organisations such as English Heritage.

Notification of the scheme

Part of the planning process involves notifying/advertising the development. The basic details should be advertised in the local press or by means of the ‘yellow’ site notice displayed on the site boundary. This allows interested parties 21 days to inspect the deposited plans and make comments to the planning departments.

Timing of consent

Obtaining planning consent can be a lengthy process and will take at least 6–8 weeks although in practice it is more like 12–16 weeks for simple projects.

With this in mind it is, therefore, very important to consider the time of year that you would prefer to have the work carried out. If, for example, the work requires your home to be exposed to the elements and, due to financial constraints, you have decided not to have a fully covered scaffold over the property, it would make more sense to try to have the work carried out when it is less likely to be freezing cold or wet for long periods.

Works lacking consent

It is a legal requirement to obtain planning consent (if needed) and works started without planning approval can be stopped by an injunction from the local authority. You may also incur fines, and an order to reinstate any work previously carried out appertaining to the injunction.

Duration of consent

Normally planning permission (consent) lasts for five years. This means you have five years in which to start the work.

BUILDING REGULATIONS

The building regulations are completely different from local authority planning approval and are concerned with the construction of the building and its services. They evolved following the Great Fire of London and were used to protect the public from dangerous building construction and to improve public hygiene, e.g. foul drainage, etc.

Due to new technology, and new and improved methods of construction, the building regulations continue to grow in size and complexity and cover most areas of construction. New areas being considered are the use of recycled building materials/products (conservation of natural resources).

Building regulations are a set of minimum requirements, which have been designed to secure the health, safety and welfare of people in and around buildings. The building regulations are made under powers given in Schedule 1 of The Building Act 1984, by the Secretary of State.

The fourteen ‘parts’ of Schedule 1 to the Building Act are:

A Structure
B1 Fire Safety – Volume 1: Dwelling/Houses
B2 Fire Safety – Volume 2: Buildings other than Dwelling/Houses
C Site preparation and resistance to contaminants and moisture
D Toxic substances
E Resistance to the passage of sound
F Ventilation
G Hygiene
H Drainage and waste disposal
J Combustion appliances and fuel storage systems
K Protection from falling, collision and impact
L1A Conservation of fuel and power – new dwellings
L1B Conservation of fuel and power – existing dwellings
L2A Conservation of fuel and power – new buildings other than dwellings
L2B Conservation of fuel and power – existing buildings other than dwellings
M Access to and use of buildings
N Glazing – safety in relation to impact, opening and cleaning
P Electrical safety – Dwellings

To gain a clearer understanding of these regulations for specific areas, you can access the Communities and Local Government website which can be found at www.communities.gov.uk for local and regional government including, fire, housing, planning, estate regeneration, social exclusion and neighbourhood renewal.

Understanding your requirements

Complying with the building regulations is different from obtaining planning permission for your work. Similarly, obtaining planning permission is different from taking action to ensure that your work complies with the building regulations.

Researching details of building regulations will help you to understand what is required on your specific project. Your local authority department that deals with building control issues should be able to provide you with the information that you require. Alternatively, the department should be able to provide you with the details of where to obtain specific information.

Your architect will know which regulations are required for your project and will incorporate them in the drawings, both in writing and where necessary in detailed drawings.

Inspection of building regulations

The regulations are inspected by BCOs (building control officers) who ensure the plans that have been approved are being followed.

It is the responsibility of the builder to inform the BCO when each of the regulations needs to be inspected. It is advisable to find out what inspections are likely to be carried out on your project, and ask the builder/contractor to provide you with written evidence that the inspection took place. The BCO may sign a visitor’s book, but they will not usually sign to say that something has been inspected and passed.

This is due to the fact that, although an inspection may have been carried out and the element being inspected did not fail the inspection, there will be a final inspection at the end of the project. Elements such as drainage, glass, manholes and other aspects need to be inspected and passed once the project is complete.

The elements that need to be inspected at various stages differ but they include:

- insulation;

- excavations;

- foundations;

- membranes (damp proof courses, etc.);

- drainage

- structural elements, etc.

Responsibility for defective work

While the works are inspected by the BCO, it should be noted that the BCO cannot be held responsible for defective work. The responsibility for this lies with the designer or builder.

Although the BCO must be invited to inspect the work at various stages they have no obligation to do so, and can decide to inspect elements later on in the project if they desire. This ensures that the builder/contractor is aware that at all times the work must reach the minimum standards for design and construction.

If at some stage the BCO inspects work that has been covered up such as drainage, and it subsequently fails the inspection, it will be the responsibility of the builder/contractor to rectify the work at his own expense.

WORKS REQUIRING PLANNING PERMISSION/CONSENT

Within the domestic side of the construction industry there are five main categories of works that may require planning permission and building regulations consent (approval):

- extensions;

- loft conversions;

- garages;

- major internal alterations;

- major external work.

Note: Even replacement windows are covered by the building regulations, although some window manufacturers/suppliers are licensed to undertake these works without the need for a formal application to the local authority.

Alterations to the building structure or services require building regulation approval, although small building works can often be carried out using a ‘building notice’ application requiring limited information or plans. Often the building inspector will just visit the site to discuss and inspect the works.

Extensions

To have an extension built you will require scaled drawings. These will need to be drawn up by an architect or similar qualified person. You will need to apply for planning permission and have the approval of your local planning authority. The local planning office can be contacted via your local council offices.

As explained earlier, having drawings prepared and approved can be a long drawn-out affair so be mindful of this from the outset. From the conception of a project to actually starting work can vary from six weeks to six months, depending on its size and nature. In some cases, such as listed buildings, this may be longer and could even be rejected for a variety of reasons.

Many people set out to have an extension built expecting everything to be 100 per cent complete within four or five months. However, to ensure that everything is in place and provide room for any unforeseen circumstances, a more realistic timescale would be a minimum of seven or eight months.

Loft conversions

Again, loft conversions will require scaled drawings which will need to meet current building regulations. You may find that there are differences in dimensions between the drawings and the finished project. This is because it is sometimes difficult to survey lofts and existing structures accurately where access is difficult or dangerous.

The person carrying out the survey for the drawing may measure the lower part of the building, i.e. room layouts, which will give a fairly precise idea of the amount of floor space available. You must remember, however, that due to the slope of the roof not all of the space will be usable for walking around and so on.

Never have a loft conversion or extension built without contacting your local authority as this work will be picked up in any surveys that are carried out when selling your property and may cause you problems. You may be required to produce calculations or ‘as built’ drawings, and you could even be required to return the building to its original condition.

As with extensions, you should think about allowing a minimum of seven or eight months from conception to completion, so try to have the work carried out during the driest seasons if at all possible. Trying to minimise the effect of the weather on the project could actually help to reduce any potential delays.

Garages

You will require drawings and may need planning approval, but in most cases garages are a more straightforward affair, depending on the location and size in relation to the main building. If you are planning to build a single storey garage onto the side of your house it is worth considering increasing the foundations and design in order that you may be able to extend on top of the garage at a later date. Even if you know you will not want to extend in the future, the fact that the opportunity exists to do so may increase the selling price slightly, and may also add much more desirability for any future potential buyer.

Internal alterations

These do not necessarily require planning approval but for your own peace of mind it is worth enquiring with your local authority. One area of internal alterations that will require planning approval is when a single property is going to be subdivided into flats or bed-sits.

There are many issues that are raised with this type of proposal such as fire precautions and alarms, noise, access and egress, plus other issues that the regional local authority imposes. While your neighbouring property may have been subdivided, it does not mean that you will automatically obtain permission.

The local authorities may take into account elements such as how many properties have been subdivided and what impact this has had on the local environment. They will consider local schools and facilities and what effect additional cars have had on the area.

One cautionary note is that if you are planning to have two rooms knocked into one, for example, a structural engineer would be required to ensure that the correct size supports are introduced, if needed, and that the area of foundation that will be taking the distributed weights is adequate.

External works

There are certain regulations regarding garden walls and fencing which your local authority will advise you of. With external works you do not necessarily need precise drawings; however, a good sketch of requirements will help to avoid misunderstandings.

In order to avoid conflict with neighbours, it would be advisable to discuss your plans with them, particularly if their property is close to the work and especially if the amount of sunlight that they currently enjoy will be reduced.

Many long-running disputes with neighbours have been caused by the erection of fences which, although within the prescribed height, affect the amount of sunlight that has perhaps been enjoyed for several years before. That said, you are entitled to your privacy, but common courtesy can help to avoid misunderstandings.

Problems like this can be avoided by agreeing to erect a lower fence than you are actually allowed and having a trellis on the top section through which trailing flowers can be grown. This will allow the sunlight to still be enjoyed along with the sight of the flowers.

TREES

If you are planning to have trees removed, you must first ensure that they do not have a tree preservation order (TPO) against them. Your local authority will advise you on this. Beware of cutting down trees that are very close to buildings as this is a major cause of subsidence. As the tree roots die off they create voids which in turn are filled by the shifting of earth around them – where the roots are extremely large this can have severe effects on foundations.

Cutting down trees with TPOs is an offence for which you can be fined. The trees on your property are your responsibility, and as such you will be expected to know what you can and cannot do. This is very important when having work carried out, in that you must ensure any such instructions not to interfere with trees are passed on to builders or contractors.

It is not widely known that many trees are protected by TPOs, which means that you need consent from the local council to carry out extensive work to them, i.e. pruning or felling. There may be other factors that need to be taken into account, particularly if you live in a conservation area. If you have any doubts at all about trees within your local environment that may be affected by your project, ensure that you make the necessary enquiries before proceeding. You should be able to obtain a copy of a free leaflet, Protected Trees: a guide to tree preservation procedures, from your local authority office. Remember that you can be fined for any unlawful work to trees which are protected by a TPO.

Tree preservation orders are made by a local planning authority (LPA) in order to prohibit any of the following:

- wilful damage;

- lopping;

- cutting down;

- uprooting;

- topping;

- wilful destruction.

Trees are now a more important factor of our local environment, and it is important that we appreciate them. Consent from LPAs may be necessary to carry out work to completely remove a tree, or to work on it at all. The cutting or removing of tree roots is potentially damaging and can make the tree become unstable in high winds, which would obviously pose a risk to people and property.

MECHANICAL AND ELECTRICAL (M&E)

Most of the works considered will include mechanical or electrical elements. Known in the construction industry as mechanical and electrical, this covers all works associated with the main services:

- mechanical – plumbing and heating, ventilation, drainage, irrigation, gas appliances

- electrical - lighting and power, security alarms, audio, phones, cable TV, data cabling, etc.

Fully qualified technicians should carry out and certify all of the mechanical and electrical elements of work, whether or not they are working for a builder. It is important that they belong to a trade association such as CORGI for the mechanical work, and the NIC EIC for the electrical work.

You may have to organise some of these independently of works being undertaken by a builder, particularly with regard to the utilities and communications companies. These are the two main areas that you should be looking for certificates on completion of the project.

LEGAL REQUIREMENTS

Apart from statutory legal requirements and insurance policies needed to start a business, individual projects may need insurance cover for the building works.

As a rule of thumb, insurance for the building works and material, etc. in new buildings, i.e. buildings which are not joined to an already insured property, is the responsibility of the contractor.

Works to existing buildings are normally covered by the client’s insurance, and it is necessary for them to ensure that they notify their building insurance company prior to any work commencing. Failure to notify insurance companies may invalidate any future claim or cover (always confirm in writing or get proof of insurance). Builders should still have insurance against unforeseen mishaps.

It should never be presumed by the builder or the client that planning and building regulations approval are all that is required. If planning permission is required, confirmation of approval must be obtained in writing and stamped on any drawings.

A building lease or deeds may have restrictions that only allow you to carry out cosmetic work, and you may need to gain the freeholder’s consent for any work which changes the external or internal design of the building. If in doubt consult a solicitor.

CONDITION SCHEDULE

A condition schedule is normally associated with the letting of properties whereby the condition of walls, carpets, furniture, etc. is recorded and documented at the beginning of the agreement or let and then inspected for damage at the end of the letting period. Inspections are also carried out at specified intervals in between. If any damage is found other than those that were previously recorded and that cannot be classified as reasonable wear and tear, the tenant is responsible for the cost of remedial work.

It is therefore sensible to produce a condition schedule before you have any work carried out. If you expect builders or contractors to have regular access through the property, and in particular in areas that are not going to be worked on, the schedule would assist in identifying the level of temporary protection required. In order to protect the client’s/contractor’s interest, a condition schedule should be written up in order to avoid any dispute later about damage caused during the works.

Condition schedules are not restricted to internal use and can be prepared as separate or combined documents for different parts of the premises. If you plan to undertake external work only, you could draw up a condition schedule to identify existing defects and specify precautions that you would like to have put in place. You could also ask for written proposals of action the builder or contractor will take to protect your property.

After the condition schedule is prepared, it should be signed and dated by both parties to ensure that agreement of the conditions is a true reflection at the time. When the work is complete and before final payments are made, a thorough check of the items on the schedule can be carried out. If damage has been caused during the work, the damage should be repaired by the contractor at his own cost or he should make proposals to have the damage rectified if it is not within his scope.

A condition schedule may take the form of photographs or agreed lists of defects or damages that are apparent prior to the work starting. Without this agreed condition schedule the contractor may face claims for damages or be asked to repair or redecorate parts of the building or site previously damaged by others. This should be extended to cover adjoining buildings, to protect the client from claims by neighbours.

You should also take photographs of the pavement directly outside your property, as the local authority is the only organisation which can issue instructions to repair paving and kerbs that are damaged. If the damage is proved to be caused by the work to your property, you will receive the bill. It is important then that your builder/contractor is aware that he is responsible for protection for the pavement, etc.

Delivery vehicles may accidentally damage kerbs but it is very rare that they will admit to it. To ensure you are not issued with unexpected bills your builder/contractor should be aware that he is expected to control these situations and inform his suppliers in writing that they will have to pay for damage caused by their vehicles.

PARTY WALL AWARDS

If your project involves any work to be carried out on a party wall, you may need to consult a party wall surveyor. The role of the party wall surveyor is to ensure that all regulations under the Party Wall Act 1996 are adhered to, which will of course depend on the nature and complexity of the work. The Act may affect the building owner who wishes to carry out work, or the adjoining owners who receive notification under ‘the Act’ of the proposed work.

Some minor works to a party wall may not necessarily require you to inform adjoining owners. However, if the planned work has the potential to cause any structural damage or to affect the strength of the wall in any way, it would be advisable to contact a qualified building professional.

Work that would be considered as minor might include:

- cutting into a party wall to repair or modify electrical recessed wiring or sockets;

- drilling into a party wall to fix shelves or pictures;

- hacking off existing plaster in order to carry out re-plastering.

A wall is a party fence wall if it is not part of any building but stands astride the boundary line that consists of lands of different owners, i.e. garden wall, but not wooden or garden fences.

An illustration is shown in Figure 1.2.

Figure 1.2 Party wall type A

Party wall type B

This is a party wall which stands completely on one owner’s land, but is used by an adjoining owner to separate their buildings.

This could be where one person has abutted their building against an existing wall.

An illustration is shown in Figure 1.3.

Party structure

The Act also covers party structures which are floor partitions separating buildings or parts of buildings approached by separate staircases or entrances. This term is used in structures such as flats or multiple properties within one building.

An illustration is shown in Figure 1.4.

Figure 1.3 Party wall type B