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tunnie

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Building Advice
« on: 02 November 2018, 16:30:31 »

So we have chosen our architect for extending tunnie's towers, plans are now submitted to the council, we await their decision. It could just maybe have been done in permitted development, but advice from many was to go full planning so have all paperwork. Also helps when selling it's all in and approved and for the small sum, a no-brainer really.

Had a few builders around, all coming in at same price roughly and splitting payment equally over the term of work.

Where I need advice is:

1) I know work can start 7 days after approval is given, the builder can then have the inspector come out 4 or 5 times to inspect as he goes. EG - Builder digs the foundations ready for concrete, inspector comes out and gives thumbs up. Concrete goes in. Similar things happen at roof stages/structure etc.

2) Other option, is I also get full building engineering plans drawn up. Then submit that to the council, wait another 6 weeks  >:( - For that to be approved, I use that then as my safety net with the builder.

Thoughts on either? One builder we had was very good, showed us loads of photos of work done and will take me to them if we get close do doing the deal. But he favoured option 2. Have another builder coming around next week, who has done work for friends of ours and they were very happy. I'll probably go with him, as early indications show price is same as others but because we know he has done good work and seen his work, is a huge bonus. Also they ploughed on with work during 'beast from east' when snow/ice everywhere, they just carried on as normal which is a good sign to me.

Oh and FYI it will be a single story rear extension, also taking 70% of the garage and will be about 4m by 7m.
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Shackeng

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Re: Building Advice
« Reply #1 on: 02 November 2018, 16:36:15 »

You know you do not have to use the Council's Inspector, and in any event, IME after multi building projects, you will be lucky to see him once. :y
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tunnie

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Re: Building Advice
« Reply #2 on: 02 November 2018, 16:38:46 »

You know you do not have to use the Council's Inspector, and in any event, IME after multi building projects, you will be lucky to see him once. :y

Yeah I know you can use independents, did you find that better? Also is it worth getting approval for engineering plans signed off as second stage/building code approval?  :-\
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Shackeng

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Re: Building Advice
« Reply #3 on: 02 November 2018, 16:45:34 »

I never used that option. Just building plans or Architects drawings., and have used independents for the last few jobs. Last time I think it was £75 for the indy. :y
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tunnie

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Re: Building Advice
« Reply #4 on: 02 November 2018, 17:01:01 »

Thanks  :y :y - Did he come out just once at the end or during stages?

Be interested to know what Fuse 19 did during his work, either council or Indy.

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dave the builder

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Re: Building Advice
« Reply #5 on: 02 November 2018, 17:05:36 »

Pick a builder that is recommended by people you know, who have had similar work done, check rather than looking at photos of done work.
full drawings are great IF it ends up being built to the letter and no corners are cut,cheaper materials substituted etc etc and you don't make changes as you go along. with full detailed drawings ,the inspector will assume the above and not inspect much.
any good builder ,doing the job correctly ,won't have a problem with work being  inspected or answering any questions about the work.and will take the time to do so on a regular basis, but will need to know finishes,kitchens, taps,fittings etc etc in good time.
 
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Re: Building Advice
« Reply #6 on: 02 November 2018, 17:06:33 »

So we have chosen our architect for extending tunnie's towers, plans are now submitted to the council, we await their decision. It could just maybe have been done in permitted development, but advice from many was to go full planning so have all paperwork. Also helps when selling it's all in and approved and for the small sum, a no-brainer really.

Had a few builders around, all coming in at same price roughly and splitting payment equally over the term of work.

Where I need advice is:

1) I know work can start 7 days after approval is given, the builder can then have the inspector come out 4 or 5 times to inspect as he goes. EG - Builder digs the foundations ready for concrete, inspector comes out and gives thumbs up. Concrete goes in. Similar things happen at roof stages/structure etc.

2) Other option, is I also get full building engineering plans drawn up. Then submit that to the council, wait another 6 weeks  >:( - For that to be approved, I use that then as my safety net with the builder.

Thoughts on either? One builder we had was very good, showed us loads of photos of work done and will take me to them if we get close do doing the deal. But he favoured option 2. Have another builder coming around next week, who has done work for friends of ours and they were very happy. I'll probably go with him, as early indications show price is same as others but because we know he has done good work and seen his work, is a huge bonus. Also they ploughed on with work during 'beast from east' when snow/ice everywhere, they just carried on as normal which is a good sign to me.

Oh and FYI it will be a single story rear extension, also taking 70% of the garage and will be about 4m by 7m.


Would it help to grease their palm?
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tunnie

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Re: Building Advice
« Reply #7 on: 02 November 2018, 17:09:02 »

Pick a builder that is recommended by people you know, who have had similar work done, check rather than looking at photos of done work.
full drawings are great IF it ends up being built to the letter and no corners are cut,cheaper materials substituted etc etc and you don't make changes as you go along. with full detailed drawings ,the inspector will assume the above and not inspect much.
any good builder ,doing the job correctly ,won't have a problem with work being  inspected or answering any questions about the work.and will take the time to do so on a regular basis, but will need to know finishes,kitchens, taps,fittings etc etc in good time.

This is the chap coming for second time next week, his "back of fag packet estimate" was same ones coming in now based on plans.

He is coming back to give me a final price, based on the drawings. Plan to go with him, I think, he can start late Jan.  :)

So we have chosen our architect for extending tunnie's towers, plans are now submitted to the council, we await their decision. It could just maybe have been done in permitted development, but advice from many was to go full planning so have all paperwork. Also helps when selling it's all in and approved and for the small sum, a no-brainer really.

Had a few builders around, all coming in at same price roughly and splitting payment equally over the term of work.

Where I need advice is:

1) I know work can start 7 days after approval is given, the builder can then have the inspector come out 4 or 5 times to inspect as he goes. EG - Builder digs the foundations ready for concrete, inspector comes out and gives thumbs up. Concrete goes in. Similar things happen at roof stages/structure etc.

2) Other option, is I also get full building engineering plans drawn up. Then submit that to the council, wait another 6 weeks  >:( - For that to be approved, I use that then as my safety net with the builder.

Thoughts on either? One builder we had was very good, showed us loads of photos of work done and will take me to them if we get close do doing the deal. But he favoured option 2. Have another builder coming around next week, who has done work for friends of ours and they were very happy. I'll probably go with him, as early indications show price is same as others but because we know he has done good work and seen his work, is a huge bonus. Also they ploughed on with work during 'beast from east' when snow/ice everywhere, they just carried on as normal which is a good sign to me.

Oh and FYI it will be a single story rear extension, also taking 70% of the garage and will be about 4m by 7m.


Would it help to grease their palm?

Don't know who to find to do such a thing, besides sorting mortgage paperwork and don't want to do work over Christmas, January would be a good start time.  :)
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dave the builder

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Re: Building Advice
« Reply #8 on: 02 November 2018, 17:17:49 »

So we have chosen our architect for extending tunnie's towers, plans are now submitted to the council, we await their decision.




Would it help to grease their palm?

 :o   :-X

I once did a flat kitchen roof repair for a member of a planning committee
lovely old dear  :)
did her garage roof a few years later
obviously , being an OAP , I did not charge her a fortune   :-X
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scimmy_man

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Re: Building Advice
« Reply #9 on: 02 November 2018, 17:41:35 »

Im a BCO, beware of a builder who wants to use a private inspector, they dont visit the site often, leaving the builder to "get on with it"   ;)
the local council guy should have lots of local knowledge of the ground conditions etc,

I would go for a building notice, rather than a full plans, as long as the builder is happy to work with you, rather than always cut corners and costs, not that they will pass savings on anyway.

any questions feel free to ask, or I can give you my number for a chat.
 
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Shackeng

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Re: Building Advice
« Reply #10 on: 02 November 2018, 18:47:56 »

Im a BCO, beware of a builder who wants to use a private inspector, they dont visit the site often, leaving the builder to "get on with it"   ;)
the local council guy should have lots of local knowledge of the ground conditions etc,

I would go for a building notice, rather than a full plans, as long as the builder is happy to work with you, rather than always cut corners and costs, not that they will pass savings on anyway.

any questions feel free to ask, or I can give you my number for a chat.

This is true, and why I always oversee any work being done. :y
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Shackeng

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Re: Building Advice
« Reply #11 on: 02 November 2018, 18:48:36 »

So we have chosen our architect for extending tunnie's towers, plans are now submitted to the council, we await their decision.




Would it help to grease their palm?

 :o   :-X

I once did a flat kitchen roof repair for a member of a planning committee
lovely old dear  :)
did her garage roof a few years later
obviously , being an OAP , I did not charge her a fortune   :-X

 ::) ::) ::) :y
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tunnie

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Re: Building Advice
« Reply #12 on: 02 November 2018, 20:38:37 »

Im a BCO, beware of a builder who wants to use a private inspector, they dont visit the site often, leaving the builder to "get on with it"   ;)
the local council guy should have lots of local knowledge of the ground conditions etc,

I would go for a building notice, rather than a full plans, as long as the builder is happy to work with you, rather than always cut corners and costs, not that they will pass savings on anyway.

any questions feel free to ask, or I can give you my number for a chat.

Thanks!

So building notice, thatís what you can apply for 7 days after permission is granted right?

One builder we like did say he would only use local authority inspector.
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scimmy_man

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Re: Building Advice
« Reply #13 on: 02 November 2018, 20:42:22 »

you can put a building notice in anytime, preferably before you start ;D

most people wait until the planning is sorted, then put a notice in the week before you start.
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redelitev6

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Re: Building Advice
« Reply #14 on: 03 November 2018, 12:04:42 »

You know you do not have to use the Council's Inspector, and in any event, IME after multi building projects, you will be lucky to see him once. :y
Our neighbour used an independent inspector for their single storey garage conversion and he turned out to be an absolute nit picking nightmare, he wanted every detail in writing , even down to snow load calculations ! naturally he could very kindly recommend a structural engineer for the snow load calculations at a not inconsiderable sum , he's still waiting for it to be signed off more than a year later  :(     
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Re: Building Advice
« Reply #15 on: 03 November 2018, 12:14:22 »

I am about to start on our extension and will be going building notice route as the project is fairly simple. Just going through deeds to try and find routing of services but all seems a bit vague. Trouble is the ducts could all be within project area as they run through front garden to road. Also going through the Diagnostique Report for a property in Dordogne we are interested in. Not 100% on this as yet given the distance and frequency of use whilst I still have family issues in Manchester area but probably a good long term strategy.


Termites are a big issue in Dordogne. The survey report is more about arse covering that identifying specific issues on asbestos for example - 72 pages!!! in French.
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Re: Building Advice
« Reply #16 on: 03 November 2018, 12:19:28 »

You know you do not have to use the Council's Inspector, and in any event, IME after multi building projects, you will be lucky to see him once. :y
Our neighbour used an independent inspector for their single storey garage conversion and he turned out to be an absolute nit picking nightmare, he wanted every detail in writing , even down to snow load calculations ! naturally he could very kindly recommend a structural engineer for the snow load calculations at a not inconsiderable sum , he's still waiting for it to be signed off more than a year later  :(     

ahem... I was told last month of one claiming he had damaged a tyre on his car on the last visit, so "£300 would make it go away" no new tyres on his car, turns out he had done the same before,
unqualified inexperienced staff wont make a decision,

if the above job isnt signed off the AI will cancel the notice so it falls back on the local authority, needs another application (and fee) and work exposing.
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Re: Building Advice
« Reply #17 on: 05 November 2018, 08:34:27 »

You know you do not have to use the Council's Inspector, and in any event, IME after multi building projects, you will be lucky to see him once. :y

Yeah I know you can use independents, did you find that better? Also is it worth getting approval for engineering plans signed off as second stage/building code approval?  :-\

As mentioned before, get full plans to tie the builder to a quote but, go notification on building control to get independent stage checks done (full plans is risky as lots of issues get covered up before any final inspection.

Hard facts are that a builder will not go to the real footing depth required unless forced because

1) The don't want to
2) They are not clever enough to understand why footing needs to be a set depth and to asset standard.
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Re: Building Advice
« Reply #18 on: 05 November 2018, 20:12:25 »

So we have chosen our architect for extending tunnie's towers, plans are now submitted to the council, we await their decision. It could just maybe have been done in permitted development, but advice from many was to go full planning so have all paperwork. Also helps when selling it's all in and approved and for the small sum, a no-brainer really.

Had a few builders around, all coming in at same price roughly and splitting payment equally over the term of work.

Where I need advice is:

1) I know work can start 7 days after approval is given, the builder can then have the inspector come out 4 or 5 times to inspect as he goes. EG - Builder digs the foundations ready for concrete, inspector comes out and gives thumbs up. Concrete goes in. Similar things happen at roof stages/structure etc.

2) Other option, is I also get full building engineering plans drawn up. Then submit that to the council, wait another 6 weeks  >:( - For that to be approved, I use that then as my safety net with the builder.

Thoughts on either? One builder we had was very good, showed us loads of photos of work done and will take me to them if we get close do doing the deal. But he favoured option 2. Have another builder coming around next week, who has done work for friends of ours and they were very happy. I'll probably go with him, as early indications show price is same as others but because we know he has done good work and seen his work, is a huge bonus. Also they ploughed on with work during 'beast from east' when snow/ice everywhere, they just carried on as normal which is a good sign to me.

Oh and FYI it will be a single story rear extension, also taking 70% of the garage and will be about 4m by 7m.
  no to carry on working during the " beast from the east " is not advisable.no concrete or bricks should be laid unless the temperature is 2 degrees Fahrenheit & rising. frost does damage freezing concrete or mortar before its cured
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dave the builder

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Re: Building Advice
« Reply #19 on: 05 November 2018, 20:23:12 »



 Also they ploughed on with work during 'beast from east' when snow/ice everywhere, they just carried on as normal which is a good sign to me.


  no to carry on working during the " beast from the east " is not advisable.no concrete or bricks should be laid unless the temperature is 2 degrees Fahrenheit & rising. frost does damage freezing concrete or mortar before its cured
agree with the sentiment BUT
2 degrees centigrade  ;)  I won't pour until way above that
2 degrees Fahrenheit is minus 17  :o
but they could have been working inside, on woodwork or something in the warm  :P
I have seen people pouring and laying bricks in cold weather , more work for builders when it crumbles  ;D

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Re: Building Advice
« Reply #20 on: 05 November 2018, 20:38:46 »

Several years ago, I watched two guys pointing the gable end of a large house in sub zero temperatures. The mortar didn't set, it froze. It lasted about six months before it started to crumble and fall out.
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Re: Building Advice
« Reply #21 on: 06 November 2018, 16:00:53 »



 Also they ploughed on with work during 'beast from east' when snow/ice everywhere, they just carried on as normal which is a good sign to me.
7

sorry it should have read 2 degrees above freezing & rising
  no to carry on working during the " beast from the east " is not advisable.no concrete or bricks should be laid unless the temperature is 2 degrees Fahrenheit & rising. frost does damage freezing concrete or mortar before its cured
agree with the sentiment BUT
2 degrees centigrade  ;)  I won't pour until way above that
2 degrees Fahrenheit is minus 17  :o
but they could have been working inside, on woodwork or something in the warm  :P
I have seen people pouring and laying bricks in cold weather , more work for builders when it crumbles  ;D
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tunnie

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Re: Building Advice
« Reply #22 on: 12 November 2018, 12:07:00 »

You know you do not have to use the Council's Inspector, and in any event, IME after multi building projects, you will be lucky to see him once. :y

Yeah I know you can use independents, did you find that better? Also is it worth getting approval for engineering plans signed off as second stage/building code approval?  :-\

As mentioned before, get full plans to tie the builder to a quote but, go notification on building control to get independent stage checks done (full plans is risky as lots of issues get covered up before any final inspection.

Hard facts are that a builder will not go to the real footing depth required unless forced because

1) The don't want to
2) They are not clever enough to understand why footing needs to be a set depth and to asset standard.

What depth is this typically?

One quote states they will go 1 meter down.  :-\
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Re: Building Advice
« Reply #23 on: 12 November 2018, 12:44:39 »

1m is a minimum for clay to avoid shrinkage/heave, if trees nearby expect more.
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Re: Building Advice
« Reply #24 on: 12 November 2018, 12:55:28 »

1m is a minimum for clay to avoid shrinkage/heave, if trees nearby expect more.

No big tree's nearby, site used to be a car park before it was re-developed.
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Re: Building Advice
« Reply #25 on: 12 November 2018, 13:41:29 »

You know you do not have to use the Council's Inspector, and in any event, IME after multi building projects, you will be lucky to see him once. :y

Yeah I know you can use independents, did you find that better? Also is it worth getting approval for engineering plans signed off as second stage/building code approval?  :-\

As mentioned before, get full plans to tie the builder to a quote but, go notification on building control to get independent stage checks done (full plans is risky as lots of issues get covered up before any final inspection.

Hard facts are that a builder will not go to the real footing depth required unless forced because

1) The don't want to
2) They are not clever enough to understand why footing needs to be a set depth and to asset standard.

What depth is this typically?

One quote states they will go 1 meter down.  :-\

1m or to firm virgin ground.

In my case the ground had been built up so 1.8m needed
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tunnie

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Re: Building Advice
« Reply #26 on: 12 November 2018, 14:18:55 »

You know you do not have to use the Council's Inspector, and in any event, IME after multi building projects, you will be lucky to see him once. :y

Yeah I know you can use independents, did you find that better? Also is it worth getting approval for engineering plans signed off as second stage/building code approval?  :-\

As mentioned before, get full plans to tie the builder to a quote but, go notification on building control to get independent stage checks done (full plans is risky as lots of issues get covered up before any final inspection.

Hard facts are that a builder will not go to the real footing depth required unless forced because

1) The don't want to
2) They are not clever enough to understand why footing needs to be a set depth and to asset standard.

What depth is this typically?

One quote states they will go 1 meter down.  :-\

1m or to firm virgin ground.

In my case the ground had been built up so 1.8m needed

Thanks  :y

I responded to your PM, I pinged across my full plans.  :)
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