If you are going to an extension or a major refurbishment where structural work is needed. There are 3 main things you need in place before getting the project priced these are:

1. Architect’s Drawing of the Project
2. Engineer’s Drawings of the structural work on the Project.
3. Specification of works for the project document.

Architect’s Drawing of the Project

You can find an architect through recommendation, or you can visit the Royal institute of British architects (RIBA) to find an architect in your area who specialize in residential work. When you have picked your architect make a clear brief on what you are looking to do with the property and what type of finishes you are looking for, so they are clear on what you want.
Within the architect’s drawing package, there should be.

• Existing layout drawings
• New proposed layout drawing with dimensions on them
• M&E drawing of the new layout so you can see where the light, sockets, heating and plumbing, and waste pipework are going to be in the project.

Engineer’s Drawings of the structural work on the Project

If you need to have structural work done for your project, you will need a structural engineer. If you have an architect, they may be able to recommend an engineer, or you can find one from the institution of structural engineers. The architect will have to have their drawings done first then the engineer will do their drawings so the building will be structurally sound and stay up for the design.
Within the engineer’s drawing package, there should be.

• Drawings of the structural work that needs to be done.
• Drawings of temporary works if required.
• A document with the calculation and sizes of steels, etc.

Specification of works for the project document.

This document is often overlooked but, in our opinion, we feel that this is a very important document. I say this because if you are going out to tender to get prices from different contractors you will want them to price from the same document so when you have prices coming back, you can decide on who you would be happy working with. Also, any unforeseen within the project will be less so you could keep to a budget better. If you have no knowledge of building work this document will help you with checking that the right materials specified are being put in the build and you get the right finishes installed.

Planning permission with the local authority

When getting planning permission, you do not have to start the work once you have permission to do the work. The planning permission for that project lasts for 3 years. This means that you have 3 years to start the work. If it goes over 3 years, then you would have to reply. You don’t have to have a building contractor in place to get planning permission. If you have had an architect involved in doing the drawings for your project, it is best for you to let them get you the planning permission. You must pay fees to the local authority for planning permission.

Party wall agreement

Depends on the layout of your property and what your project involves. You may need a party wall agreement. A party wall is a shared wall with an adjoining property. If you are going to put pad stones in the party wall for steel for example. It would be recommended to have a condition report done by a party wall surveyor, on the adjoining property to protect you and the owner of the other property. There is a cost to having this done.

Building control with the local authority

Once you have your planning permission, your working architect, engineer’s drawings, agreements, and specification of works document are in place. You have picked a building contractor and you have picked a start date and have a program in place with a finish date. Before starting the work, you will need to contact the building control and let you would like to start the work. You will need to fill out their forms, with all the information they need about your project. So, they can assign a district surveyor (DS) to inspect the work at different stages. You can fill out the forms yourself but it’s best if you get the architect or the building contractor to fill them out for you. You will have to pay fees to building control for their services. There are also private companies that you can instruct to do your inspections for you instead of the local

If you are going to do a large refurbishment to your property but not having structural work done on it. Would be recommended to have an Architect and a specification of works document. It depends on the level of finish and size of the works you may have an interior designer working on your behalf on the finishes.
If you find a good building contractor or one which has been recommended, you might not need an architect to do drawings, but you will need a specification of works document.

Alterations to the property

If you have alterations done like a new bathroom or kitchen. You can have a designer come in and do a design for you. I would still have a small specification of works document of the finishes, so the right tiles, splash back, taps, etc., are in this document so the work can be priced correctly.