Need more space? There's an extension for that!
Whether you’ve been in your home 12 months or 12 years there will always come a time when you need more space. It might be for a new member of the family, a bigger kitchen so you can finally host Christmas or maybe you just need a sound proof room where your son can practice with his band mates. Whilst the idea of it might put people off, building an extension is one of the most popular home improvements homeowners undertake. It’s the perfect way to add some much needed extra space (and value) without having to move house.
Moving house costs money, there are agent fees, stamp duty, legal fees not to mention the endless scrolling through Zoopla or Right Move plus having to deal with estate agents who have the perfect comb over and unnaturally white teeth. There’s also the premium you might pay for that desired extra bed room or bigger kitchen diner. For the same price you might well find that you can build a decent extension, adding both space and value to your existing property in the process.
How much does an extension cost?
This is probably the first question you’ll ask before deciding to take on an extension project. As with any new build the cost of your extension will come down to a number of factors, including size, specification, the number of storeys and location. A large bedroom with a couple of windows isn’t going to cost as much as a large kitchen with folding patio doors – glazing is expensive!
A single-storey extension will cost roughly the following:
Basic quality: £1,000 to £1,680/m²
Good quality: £1,680 to £1,920/m²
Excellent quality: £1,920 to £2,160/m²
And the cost of a two-storey extension will cost roughly:
Basic quality: £1,320 to £1620/m²
Good quality: £1,700 to £2,000/m²
Excellent quality: £1,800 to £2,500/m² or more.
A two-storey extension will not cost much more per m2 because, aside from the extra interior fixtures and finishes, you are only adding walls and floor joists — a roof and foundations are required whether your extension is single or two storey.
VAT is zero-rated on new build in domestic properties including self builds, but this does not include extensions. If you are renovating or extending a property that you can prove has been empty for 2 years or more, it will be treated as a conversion and therefore be charged at the reduced rate of 5%. The VAT concessions are only available via a VAT registered contractor.
What should I consider before extending?
Any shared walls
You don’t want to burn any bridges with your neighbours by knocking down one of their walls. If you’re planning any building work that will affect a shared wall between you and your neighbours, then you’ll need to be clued up on the Party Wall act. If your extension involves building or digging foundations within the 3m of the boundary, party wall or party wall structure, or digging foundations within 6m of a boundary the work will require you to comply with this act.
Easy Access
Most extensions will require large materials so you will need to factor in how trucks, lorries and deliveries will reach the property and unload large items. Is there space for your builders to park and to leave their equipment and tools?
Insurance
Your current insurance might not cover the building works so it’s important to notify them beforehand. You don’t want to start a project without sufficient insurance cover and your existing policy may not cover any works undertaken as part of an extension project. You wouldn’t walk around a building site without a hard hat would you?
Burdens on your boiler
Will your existing boiler be able to cope with the extra demands of the new extension? Replacing the boiler is an option but you might want to avoid this additional cost and consider alternatives such as underfloor heating.
Other considerations
- Your neighbours (not just your neighbour)
- Soil conditions on the site
- Surrounding trees
- Rights of way
- Any history of flooding
It might seem like a daunting task but with the right planning and the right builders an extension will definitely feel like the right move once it’s finished. ‘Extension’ is our middle name here at Balma Building Services (we don’t use it as we like alliteration) so give us a call and let us handle your home improvements. Don’t move house and say goodbye to the memories, add an extra room and say hello to more space.
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