An extension is one of the biggest investments you will make in your home. Most of the problems we see on extension projects around Wakefield and West Yorkshire start long before anyone digs a footing, because something was missed at the planning stage. Here is what to sort out first.
Decide what you actually need
Start with how you want to use the space, not with the size of the extension. A bigger kitchen, a downstairs bedroom, a utility room and a family room all have different needs for light, plumbing, heating and access. Being clear about this early saves redesigning later.
It is also worth asking whether an extension is the right answer at all. Sometimes a loft conversion or a garage conversion gives you the extra room for less, because the walls and roof are already there.
Planning permission or permitted development
Many single storey rear extensions can be built under permitted development, which means you do not need a full planning application. The rules set strict limits on depth, height and how close you can build to a boundary, and those limits differ for terraced, semi detached and detached houses.
Permitted development does not apply in the same way in every case. Listed buildings, properties in conservation areas, flats and houses where those rights have been removed all need more care. If you are unsure, your local council can confirm, and a lawful development certificate gives you written proof that no application was needed.
Building regulations are separate
This catches people out. Even if you do not need planning permission, almost every extension still needs building regulations approval. Planning is about how the extension looks and affects neighbours. Building regulations are about how it is built, covering foundations, structure, drainage, insulation, ventilation and fire safety.
Building control will inspect the work at key stages and issue a completion certificate at the end. Keep that certificate safe, because you will need it when you sell the house.
Drawings and a structural engineer
You will need proper drawings for building control, and for planning if an application is required. Where walls are opened up or new openings are formed, a structural engineer will specify the steels and lintels. Getting these done before you ask for quotes means every builder is pricing the same job, which makes quotes easy to compare.
Talk to your neighbours
If you are building on or near a shared boundary, or digging foundations close to a neighbour's property, the Party Wall Act may apply and you may need to serve notice. Beyond the legal side, a friendly word with the neighbours before work starts goes a long way when there is scaffold, deliveries and noise for a few weeks.
Check the drains
Many West Yorkshire houses have shared drains running across the back garden, exactly where an extension usually goes. Building over or near a public sewer can need permission from the water company, so find out early where your drains run rather than discovering them when the digger does.
Plan for the roof
The roof is one of the most important parts of any extension, and one of the most common sources of problems later. Whether you choose a pitched roof with tiles to match the house or a flat roof in EPDM or GRP, make sure it is detailed properly where it meets the existing wall. Our roofing background means we build and roof the extension ourselves, so there is no gap between trades.
One contractor or several?
Managing separate trades yourself can look cheaper on paper, but someone has to hold the programme together. We take on home extensions from footings to finish, so you deal with one team from start to handover.
When you have an idea of what you want, get in touch and we will talk it through with you.