Planning a renovation

Insight If you’re starting a large project like the Harts’, consider every detail before taking the plunge Make a plan Take control or delegate profe ssional a dvice

Tackling a building job can be a daunting task, whether it involves a straightforward extension or a thorough overhaul. And the best way to approach it is to refine your vision, do plenty of research and manage your budget. Whatever project you’re considering, the key to success is thinking it through in advance – from creating a moodboard to finding a good builder and drawing up a realistic budget. Time spent at this stage can save upheaval down the line.

If the project is large, do consult an architect to make sure your plans are feasible. It also pays to build in some time flexibility, while keeping builders focused on completion by the agreed date.

Carefully managing your finances is important, too, but avoid paying for the work in advance. Instead, agree with the contractor to keep a small retention (up to 5% of the total cost of each payment as work progresses) to be released at the end when your snagging list has been completed. Do also consider what applications you may need to make. Planning permission and Building Regulations – standards that apply to most types of building work and ensure that alterations are accessible, energy efficient and sustainable – are separate and must be applied for individually. If you live in England or Wales, visit gov.uk/ building-regulationsapproval for information; in Scotland, eplanning.scot; and in Northern Ireland, buildingcontrol-ni.com. Finished works are inspected and approved by Building Control as they proceed. Major projects and new-builds require a dedicated manager. Taking on this role yourself is possible, but it can be more cost-effective and less stressful to hire a professional to project-manage for you. When the renovations are finished, obtain a completion certificate from Building Control – this confirms that the work complies with Building Regulations. Ensure snagging is to your satisfaction once works are officially approved. ‘No matter how carefully you budget for refurbishment works, there’s always a degree of uncertainty because at any time you could stumble upon an expensive hidden defect. A rotten floor joist, for example, may only become evident once an old bath has been removed. So it’s normally a good idea to include a contingency sum of at least 10%.

Try to be realistic when budgeting. Labour costs will, of course, be a major component of the total spend, so if you have the necessary skills to do some of the work yourself it can generate significant savings.

When it comes to materials, don’t forget to factor in delivery charges and allow for lead-in times for items like kitchen units and bathroom suites. Can any existing materials, such as old slates for example, be salvaged and reused or sold? And don’t forget fees for surveyors, structural engineers, and for Planning or Building Regulations applications.

Ask for recommendations from someone who’s had building work done or use the Federation of Master Builders ‘Find a Builder’ service to search in your area. FMB members are inspected and can offer you a warranty on the work.

This is your project so make sure you get exactly what you want. Produce a written brief, including detailed architectural drawings where possible, and give a copy to each builder who quotes.’