We measure your house in its current form and take photos of the building. This is not an asbestos, structural or a condition survey.

These measurements are drawn up on a computer, to provide existing drawings from which we can work from. The surveyor will reaffirm your design wishes. We use these to start the design process.

Having established your design brief, we will produce a preliminary scheme. We then discuss and adjust or revise until we have an agreed outline design to move forward.

The agreed preliminary scheme is developed into planning drawings and forms the basis of the Proposed drawing. 3D drawings of the exterior can also be supplied at this point.

This can take several forms depending on the chosen design, the original property, and its location. This will be discussed with you prior to submission.

The Planning Authority makes a charge for planning applications, through the planning portal. A link to make a payment will be sent directly to the client.

All Planning Authorities aim to determine applications within 8 weeks of being registered. If this is not possible, they will ask for an extension of time.

This is the Technical Development of the proposals and provides general guidance on the performance expected of materials and building work to comply with the building regulations. This covers fire protection, means of escape, protection from collapse, conservation of energy, ventilation, electrical installation etc.

There are two stages and two fees due to the inspector for Building Control. A plan check fee and an inspection fee. The council aims to complete the plan check within 5 weeks. Construction should not start on site until building regulations have been granted.

Outside Consultants will be required for certain elements such as a Structural Engineer, Carbon footprint assessor etc. Our fees do not include these or any other outside consultant.

We recommend sending out a tender documentation Pack to a minimum of 3-4 contractors. We tend to work with a small selection of contractors who have produced work of an acceptable standard and price for our previous clients. You may well have your own contractor, who we would be happy to work with.

We would expect all contractors to visit the site and meet with you. It is important that all the contractor’s price the same documents as any variations caused by on site discussions will make direct comparison difficult.

A Tender Pack is compiled comprising

The survey Drawings

Planning Drawings

Building Regulation notes and drawings

Structural Engineers information

Other 3rd Party consultants if required

All the documentation produced for the tender process together with the contractors pricing and a completed contract are produced into a pack for both parties to agree and sign. Any changes made after this point are classed as variations and should be priced and agreed before being carried out.

On most small domestic projects, the role of Contract Administrator is not necessary and an additional expense to the client.

The JCT Homeowners Contract provides a framework with the client and contractor dealing directly with one another.
We are of course available for site visits (hourly rate applies) as and when required and to answer queries should they arise.