This detached bungalow in Lancaster was extended and modernised by SDA Architecture to bring it up to date. A simple footprint and timber cladding kept the extension cost to £70,000
1. Get the right team
SPEND: Find the right designer
The services of an architect or architectural technician can prove invaluable. They’ll suggest design ideas you’ve not considered and factor in everything from improving flow, to maximising light, and creating a space that’s both practical and beautiful. When looking through designers’ websites, spot if they have won any awards for their work, and whether they have experience of similar projects. To find designers in your area, search the Royal Institute of British Architects database or Chartered Institute of Architectural Technologists.
SPEND: Don’t skimp on labour
‘A bad trader will probably damage something when working, and end up costing you more than a professional who quoted you a more accurate cost from the outset,’ warns Dominik Wielgus, managing director of Black Oak Builders. ‘Shop around, find a reputable company and always check their references. You might need to wait for them to become available, but the start date and the price are not the most important things – quality and service is.’
‘The cheapest builder is not always the best. Sometimes it is worth investing more to get what you want’ – Charlie Borthwick, of Cue & Co London
SPEND: Protect your project
Most home insurance policies don’t cover the property during building work, so you’ll need to find a specialist provider. Ensure you’re covered for any damage to the existing or new parts of the property, any impact on your neighbours, any plant or equipment hire, and public liability in case anybody is injured on your site. Try Build-Zone or Self-Build Zone.
SAVE: Employ some trades directly
‘If you send your design out to a builder and ask him to price it, he will include everything, right up to employing decorators on your behalf,’ advises renovation expert Jason Orme. ‘Even if you can’t handle the painting, you can employ someone directly to do it – saving you the main contractor’s fees on that element. Always consider how much of the recruitment of trades you can be responsible for.’
SAVE: Get the timings right
If you are super-organised and have the time to commit to the project, you could save between seven and 10 per cent of the build cost by acting as your own project manager — but make sure you plan ahead. ‘Building work can go wrong very fast and, unless you’re confident you can project-manage yourself, it may be worth employing a sub-contractor to oversee the work for you. A site with no one working on it is costly, so materials need to arrive in plenty of time,’ advises Steven Way, practice principal at Collier Stevens Chartered Surveyors.
2. Get the best design
SAVE: Work out how much it’s worth spending
Ask a local estate agent how much your planned extension might add to your home’s asking price. Comparing the value you are adding to your property to the cost of building the extension and fitting it out will allow you to make sure that you’re not out of pocket after the project. As a rule, the more floor space you add, the more value you add. Of course, the bigger you go, the more it costs, so weigh up what you are trying to achieve – a higher property value, lots more space, or perhaps just small additions to make life more comfortable?
SAVE: Go for a cost-effective layout
The simpler your extension’s design, the cheaper it’s likely to be – and that includes interior fittings, such as the kitchen. ‘The layout of your new extension will affect your budget,’ says designer Charlie Borthwick. ‘Complex configurations will be more costly, whereas a simple, rectangular space will save money.’ Check out these ways to cut the cost of your extension.
SAVE: Consider whether you could remodel instead
Most British garages aren’t actually used for car storage, and if you live in an area where on-street parking is accessible, they are a wasted asset. For around £10,000 upwards, you could convert your garage into useful – and valuable – extra living or utility space. Want to be sure it’s the right thing to do? Ask a trusted local estate agent first if converting yours would have a negative or positive impact on your home’s value.
SAVE: Plan the interior from the start
Spending time planning the smallest of details can save you money further down the line. By specifying everything from light fittings and socket locations to flooring and wall colours at the outset, you’ll save money on the cost of making alterations at a later stage.
SAVE: Stick to the agreed design
‘It’s important to stick to the plan and design you’ve agreed, as any changes will cost money,’ says surveyor Steven Way. ‘Have a proper building contract with an itemised budget and an order of works in place, which will help save you money in the long run.’
SAVE: Comply with building Regulations
It’s vital that everything that goes into your build is compliant to building regulations and planning permission, or it may be your responsibility to replace, upgrade or even remove it, at your own expense. Although a good builder or architect will ensure the materials you are using do comply and are up to standard, it does pay to do your own research when it comes to glazing, insulation, cladding and fire safety.
SPEND: Get room temperatures right
If you’re having large expanses of glazing, seriously consider air conditioning, as these rooms can become very hot in summer. Make sure, too, that it’s well insulated for colder months. And consider whether you want underfloor heating or radiators, which will need to be carefully positioned.
SPEND: Hide the extension’s structure
If you are knocking down walls, the cheapest – and easiest – route is to place supporting steel beams under the joists of the floor above. However, this means they will be visible in your finished ceiling, creating an interruption in levels. ‘Avoid this if you can afford to,’ says interior designer Nicola Steer. ‘Otherwise, you will have gone to the trouble of creating an open-plan space, but the impact will be spoilt by this visual division. It’s better to go to the extra expense of putting the beams up into the depth of the floor above to create a level ceiling. You can cut back the budget on fittings that can be updated later, whereas structural works can’t.’
SPEND: Link old and new
Don’t just consider the layout of your new space – consider, too, how the transition from the original part of the house to the new extension will work. ‘An extension can give you a stunning new space that’s used regularly, while existing adjacent rooms are suddenly relegated to being underused,’ says estate agent Jeremy Leaf. ‘It’s important that you work out how existing parts of the house will be utilised.’
SPEND: Get the exterior right
Getting the outside of your extension absolutely right is a must, even if that means cutting back on your interior design budget. Should it mimic your original home’s exterior, or contrast with it? The answer may be down to what the local planning authority feels is most appropriate – but it’s usually better to go for one or the other, rather than a pastiche.
3. Choose the right materials
SAVE: Consider construction methods
The two main options for building your extension are timber frame or blockwork. Costing and comparing these two methods is hard to do, except on a case-by-case basis. Talk to your builder about which might be more cost-effective for you to take on.
SAVE: Factor in your location
Using local materials could save you money on transport costs. ‘Where your home is situated is paramount to the design of your extension,’ advises architectural director Simon Lewis-Pierpoint. ‘The best are those sympathetic to, or contrast with, their surroundings.’
SAVE: Do your research
‘You can save money on materials by shopping around and making the most of sales,’ says surveyor Steven Way. Consider online retailers, so long as you can request samples before you order, and don’t be afraid to mix and match products from different sources for the look you want. You might ask your builder for a trade discount on items like lights, flooring, fittings and tiles, as this could save you 10 per cent.
SAVE: Look for cheaper alternatives
Could a compromise save you pounds? For example, by choosing a kitchen worktop that is two centimetres thick instead of the more expensive three centimetre one; or slightly bigger frames on your bi-fold doors instead of costlier slim-frame ones, you could save a small fortune. ‘Ask yourself do you really need to tile everything, or have an expensive wooden floor?’ says surveyor Steven Way. ‘Small tweaks to the finishes can result in major savings. And dry lining can be cheaper than plastering, too.
It always pays to invest in great glazing – here large sliding doors and rooflights flood the space with light. This kitchen, from DesignSpace London, cost from £25,000
SPEND: Invest in great glazing
‘If yours is to be a large, open-plan kitchen-dining-living extension, make sure your budget allows for glazed doors, either bi-fold or sliding, that open to the garden,’ says Jonathan Stewart, owner of luxury kitchen company Wharfside. The same goes for windows – getting the size and positioning of these right is worth the time and money spent. And don’t forget rooflights – these are a good way to bring light into the depths of a room. If you’re putting in sliding or folding doors, the less frame you see, the pricier they usually become.
SPEND: Factor in technology
Make sure you put in all the cabling that you think you will need now and in the future. You don’t have to install the hardware immediately, but if you put the cabling in now, you will have the flexibility to add it in later. For example, will you ever want a TV or music in a certain room – if not now, then in a few years? The cabling can be fixed and hidden in the walls so you can access them at a future date.’ Consider sockets with USB charging points, surround-sound systems, and smart home security.
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