The Building Process Explained
Deciding to embark on a building project of any size can be a daunting thought. That’s why we have put together a guide to help you understand it better and make the best decisions regarding your build.
Relevant Permissions
Once you have your concept you will need to gain the relevant permissions. Some building projects don’t require full planning permission and can be completed under your Permitted Development rights.
For more information on if your project may need planning permission check out our services pages for detailed guides. For projects that don’t require full planning we recommend obtaining a Certificate Of Lawful Development. This is a relatively small fee payable to your local authority and will protect the homeowner in the event of a dispute.
If your project falls under permitted development we offer a package to produce working drawings to satisfy the local authorities and for our teams to work from. If your project does require planning permission you will be required to submit a planning application pack which will include architectural drawings of the existing property along with detailed plans of the proposed development. The process from submitting plans to gaining permission takes somewhere in the region of 12 weeks, however this obviously varies from council to council depending on their workload at the time. We work closely with a number of renowned architects and can provide a full application package in order for you to obtain the relevant permissions for your projects.
Structural Calculations
Most projects will require a structural engineer to provide structural plans of the project. For both full planning permission and permitted development projects, your local authority will require structural calculations to ensure all aspects of the build have been designed adequately. This doesn’t only cover structural steel beams but also the size of timber elements in roofs and floors, and reinforcing steel in footings. We can take care of all the relevant structural calculations in house and submit these to your local authorities.
Building Control
In order to obtain a completion certificate at the end of the project we are required to work with a building inspector. This can be done either by using your local authority or alternatively an independent building inspector can be hired. The Inspector will check all elements of the drawings and structural designs prior to work commencing. We will then work closely with the assigned Inspector during the project who we will call in to inspect key elements of the build. At the end of the project we will forward all the relevant electrical test certificates onto building control who will then issue a completion certificate. This completion certificate is there to certify the project has satisfied all current building regulations at the time of the build and will streamline the process of selling your home in the future.
Party Wall Agreements
If you share a wall or boundary with a neighbour you are legally required to seek their consent before starting any building work. Two months prior to any work commencing you will need to serve notice to any parties whose properties will be affected. Neighbours will have 14 days to respond. If you receive written consent in this time then the project can proceed Under the Party Wall etc Act 1996. If an agreement can’t be reached you will then need to put together a Party Wall Agreement.
Don’t worry if your neighbour doesn’t play ball. This doesn’t mean your project wont be able to go ahead. If this is the case you will need to appoint a Party Wall Surveyor who will get in contact with your neighbour. Your neighbour then has the right to either work with your surveyor or request to appoint a surveyor of their choosing. You then have two options. You can either choose their surveyor to work on your behalf, or you can carry on with your surveyor. However by using the same surveyor, this usually keeps the costs down. If you decide to use different surveyors in the event of a dispute, a third (independent) surveyor will be appointed to settle any matters. Obviously the more parties involved will increase costs so we always recommend trying to settle any disputes prior if at all possible.
We work closely with Party Wall Surveyors and can take care of this process in the event of any dispute so as not to cause any delays to your project.
Contracts
We will provide our clients with a JCT Contract (Joint Contracts Tribunal) This document is legal protection for both us and our clients. It will cover aspects of the build such as payment plans, deposit payments, time scales and our insurance credentials that cover all aspects of our builds. Both parties will be required to sign this document and copies will be provided.
Initial Designs
Once contracts have been signed and a commencement date has been agreed, our in house teams will get to work on the electrical and plumbing plans. We like to have the position of electrical sockets, lights and switches and radiators agreed prior to starting works so we can plan accordingly and relay this information to our teams. Obviously we are flexible and understand that during the process clients may change their minds as the project evolves. Where possible we always accommodate these changes and offer advice accordingly.
We also like to finalise on materials we will be using such as bricks, roofing tiles, bathroom suites, flooring etc so we can ensure we have all materials ordered ready for when they are needed on site. Also different materials require different preparation so whenever possible we like to plan in advance to streamline the process.
The Build
Once we start the build our teams will always do their upmost to keep disruption to the homeowners to a minimum. We understand that having work done in your home can be stressful and a massive change to your daily routine. That’s why we always ensure our sites are left clean and tidy so when we leave at the end of the day our clients can relax as normal.
During the build any ideas or alterations to the original specification can be discussed and advised on. We try to be as accommodating as possible and always offer honest advice based on our professional knowledge. All alterations can then be confirmed in writing via email.
Our projects are fully project managed from start to finish. We firmly believe in the motto "By failing to prepare, you are preparing to fail." This is why we start our planning for each project way before our teams arrive on site. You can rest assured your project is in good hands.
Completion
Once the project has been completed we work closely with our clients to ensure any snagging is done in a timely matter. We will also be in contact with the local authorities in order to obtain the completion Certificate which will be issued to our client on receipt of the final payment.
