Architect drawings / costs

[conorcook]

Hi, currently planning a small 3 x 3.6m extension to the back of my house, this squares off a previous extension. Very very simple build that will become a bathroom.
just been getting a few quotes for plans from architects and structural
Engineers.
Currently quotes are varying from £1500 + VAT for basic architect drawings - £1000 for structural engineer… plus all the other costs. It’s blowing my mind how much it costs before you even break ground! I was hoping to do the footings and a fair bit of the roof myself along with the floor and all the internals and bring it in between £1k-£1500 PSM.

I suppose my question is : how much of the drawings can I do myself?
Are there any work arounds when it comes to the architects fees? Cheaper ways to do it?

Structural engineer - should I just get lots of quotes on? I know there’s nothing I can do to diy that but the prices are wild.

Have added the current floor plan and the proposed layout I want.

Any help / advice is much appreciated.

Angus - north east Scotland.

 

[stevie888]

For a simple job like this you only need a decent technician for the drawings and any simple beams. A grand plus fees would be my charge.

Nothing to stop you doing your own drawings but you'll have to sort all the details out.

 

[conorcook]

For a simple job like this you only need a decent technician for the drawings and any simple beams. A grand plus fees would be my charge.

Nothing to stop you doing your own drawings but you'll have to sort all the details out.

Are you an architect or engineer?
As far as I’m aware there would be no steels
Or anything needed, just footings two walls and a flat roof! No load bearing walls to come down either The highest quote I’ve had for architect and engineer - all fees was over £5k which makes the extension pointless if that’s the starting point. I’m not trying to be cheap or stingy I’m just trying to be clever with a limited budget you know .

 

[cdbe]

If it's PD just do it on a building notice.

There's plenty on here who've built far more complicated extensions with little previous knowledge or experience.

Familiarise yourself with the building regs and put your proposals on here - you'll undoubtedly receive more than enough detailed advice on every aspect.

If you're unsure ask before you do something rather than after. If you want to do parts and contract out other bits then people will tell you what they did themselves (and what they wish they hadn't!).

The only caveat I would offer is that you should remind people that you're in Scotland and check all advise complies with their regs.

 

[stevie888]

Are you an architect or engineer?
As far as I’m aware there would be no steels
Or anything needed, just footings two walls and a flat roof! No load bearing walls to come down either The highest quote I’ve had for architect and engineer - all fees was over £5k which makes the extension pointless if that’s the starting point. I’m not trying to be cheap or stingy I’m just trying to be clever with a limited budget you know .

I'm an engineer by training and quallification but been doing architectural work for 20+ years. Prettty much retired now.

I said simple beams: in reality any member carrying a load needs to be sized, be it joist, rafter, lintel or supporting beam, plus of course the foundations, though most can come from tables. You have got the basic drawing already: you just need a section and construction details.

Are you diying? There's a lot of money to be saved if you can do some yourself.

I have to disagree with cdbe's first line I fear (the rest I agree 100%): I wouldn't touch Building Notice (except for an experienced builder working for himself). It matters not if it's PD or PP, the reality is that if something is built wrong on notice it will have to be redone and there will be cost/delay. Certainly south of the border the fees charged by BC are usually higher for notice work and they freely admit that they don't like working that way as they have more to do and more potential conflict.

Get drawings done, stick them up on here for comment if you like, get them approved (you'll probably have to do a few tweaks) and you then have something specific to work to or for a builder to give you an accurate price.

 

[^woody^]

Lots of people think drawing an extension is just a matter of a few lines attached to a larger rectangle and add a window and door here and there.

It's actually a bit more than that and involves design - thinking about what's possible, practical and how it will be built.

It's no good saving £1500 on plan drawings, if it's going to add £2000 in build costs.

But of course, if you know what you are doing, what is involved, what statutory permissions and constraints apply, what regulations and standards apply, and how to draw details that actually work, and builders can understand, then yes you can draw your own. Adn this also applies to any plan drawer you may employ - many do limited work and leave you and the builder scratching their head

Use of a structural engineer for specialist foundations, and other structural calculations that may be required should be defined, and where necessary included in any quote. It's no good a plan monkey drawing a design that can't be justified by calculation if required by building control. Simialrly, you need to know who has to instruct any structural engineer and if there are additional cost.

Excavations under common law responsibilities, drain build over agreements may apply - and associated costs.

There may be different costs for planning drawings and building control drawings. Get these itemised, along with how will alterations be priced or are they included?

Does this need to be designed to a budget? What standard should the internal fit out be - is the plan drawer designing the internals or is that to be taken care of by the builder or others?

Anyone doing the design should make you aware of all costs to draw and build the extension, including any potential costs that may crop up.
Get fully itemised and inclusive quotes. Know what you may be committing to before going any further - both design costs and build costs.

 

[wessex101]

I think the reference to the structural engineer is because the OP is in Scotland. Don't they have that strange system where all building regulations applications need to be self certified by a structural engineer?
I have a nasty feeling that England wants to go down a similar route with the new Building Safety Act post Grenfell. Has anyone noticed that with applications now the designer has to sign a statement that the design complies with building regulations? I thought that was building control's job?
Also under the Act a domestic client has a duty to appoint a competent designer and a competent contractor! I don't know what the implications are if it is a DIY design and build? I predict trouble ahead.

 

[stevie888]

I think the reference to the structural engineer is because the OP is in Scotland. Don't they have that strange system where all building regulations applications need to be self certified by a structural engineer?
I have a nasty feeling that England wants to go down a similar route with the new Building Safety Act post Grenfell. Has anyone noticed that with applications now the designer has to sign a statement that the design complies with building regulations? I thought that was building control's job?
Also under the Act a domestic client has a duty to appoint a competent designer and a competent contractor! I don't know what the implications are if it is a DIY design and build? I predict trouble ahead.

I fear you may be right Wessex. I reckon I'm retiring at the right time. Just my own new place to sort with the client from hel!!