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The growing sense of optimism within the construction sector is continuing, with UK construction activity in February growing at its fastest pace in more than a year. But there is concern that inclement weather may be affecting building projects.

The February outcomes from the IHS Markit/The Chartered Institute of Procurement & Supply’s Purchasing Managers’ Index (PMI) construction survey, reveal the strongest expansion of house building activity since July 2018. 

The findings are being driven by a recovery in the housebuilding sector, and follow on from housing being named the best performing area of construction in January.  

The authors hypothesise that this growth can be attributed to lower mortgage rates and a strong labour market underpinning the housing sector’s recovery.

The authors wrote: “Survey respondents noted that improved demand had translated into higher levels of business activity in February, particularly in the housing and commercial sub-sectors. Commercial construction activity also returned to growth after more than one year of contraction.” 

Prior to the December general election, political and economic uncertainty over Brexit led to reduced confidence within the sector, but the so-called ‘Boris bounce’ has seemingly resulted in a momentum shift in 2020. 

“There were widespread reports that pent-up demand released since the general election had helped to boost workloads,” said Tim Moore, economics director at IHS Markit.

Builders Taking a Rain Check

That said, you only have to look out the window to see how the weather has turned since the beginning of the year, with flooding and snow causing travel disruption across the UK. 

The PMI survey noted that, “there were some reports that severe weather conditions had led to delays on site and acted as a brake on growth.”

Bad weather can affect your self build or extension in a variety of ways, including delays in materials arriving at your build site, and weather conditions preventing work continuing on site – causing issues with timelines and costs. 

With winter weather proving challenging across the UK, adapting your self build schedule may be necessary to prevent further disruption. 

House extensions can transform how you live in your home, without you needing to move to a new property.

Whether you intend to extend up, out or to the side, there are some key things to know before your project begins, from the legalities and logistics to budgets and builders.

To help you navigate your house extension project, we’ve pulled together 25 things you need to know before your build starts.

1. House Extensions Need to Comply With Building Regs 

Even if your house extension can be built under Permitted Development rights, work must get Building Regulations approval.

The Building Regulations set out minimum requirements for:

• structural integrity
• fire safety
• energy efficiency
• damp proofing
• ventilation
• and other key aspects that ensure a building is safe.

Most repair work is excluded from Building Regulations, with the exceptions of replacement windows, under­­pinning and rewiring. However, apart from certain new buildings such as sheds, outbuildings and some conser­vatories, all new building work, including altera­tions, must comply with the Regulations.

Typical Examples of Work Needing Approval:

1. House extensions 
2. Loft conversions
3. Internal structural alterations, such as knocking down an internal wall that is loadbearing
4. Installation of baths, showers, WCs which involve new drainage or waste plumbing
5. Installation of new heating appliances
6. New chimneys or flues
7. Altered openings for new windows

(MORE: If you do need planning permission for your house extension, check out our complete guide to approval)

2. Do House Extensions Add Value?

For house extensions to make economic sense, you need to make sure the value added is greater than the cost of the project. It can be difficult to assess, but finding similar local properties and seeing how much they’ve sold for can be a useful guide.

Be aware of the ceiling value in your area, and be prepared to adjust your plans if necessary.

3. Should I Build as Big a House Extension as Possible?

Often extenders get preoccupied with only thinking of the project in terms of square metres, not in terms of what that size is adding to the house. Bigger is not always better when it comes to house extensions, and there are often ways of creating the feeling of more space, without adding a large extension.

This is often achieved through clever design, not only of the new space, but also what is already there.

4. Choose the Right Designer for Your Home Extension

When it comes to the design of your extensions, there are a number of options you can choose from.

These include:

Ask for recommendations from friends, family and neighbours, but also look online for practices that have designed projects similar to what you are hoping to build.

5. Design in Efficiency Early On

By focusing on the fabric of your new house extension, you may be able to far outstrip the U values and airtightness levels specified by the Building Regulations.

However, appending a thermally-efficient extension to a poorly insulated home will not make it cheaper to run overnight and you should look to improve the efficiency of the main house while the builders are on site.

6. Building a House Extension On or Near a Sewer

If your house extension will be built over or in the area of a sewer, you will need to contact your water board before work begins. “The location of sewers needs to be carefully considered,” Jonathan Durndell of Milton Keynes Architectural explains. “If a shared sewer (one which serves more than one property) is within 3m of your extension, then a Build Over Agreement with your local water authority is likely to be required.”

These can be tricky – and costly – especially if a new manhole is needed, or an existing one needs to be moved.

7. Extending Above a Single Storey

While it may seem appealing to extend above a single-storey extension or garage, these structures may not be able to support the load.

There are options where the old structure isn’t up to scratch: underpin existing shallow foundations; strengthen or bypass the existing with a steel frame bedded in new concrete pad footings; or demolish and rebuild. The latter is often the most cost-effective option.

8. Planning in Services for a House Extension

If you are extending your kitchen, you need to confirm the position of your units, cooker and white goods before work begins so that electrics, ventilation and plumbing can be planned in.

The same will apply if you’re building a two-storey extension and are including a new bathroom or en suite in the design.

9. Can Your Boiler Cope with the House Extension?

Adding house extensions will add demand to current hot water systems, which may not be able to cope.

It’s advised that you work out what the new extension will need to be heated effectively, and factor in your boiler output, the size of the radiators, hot water cylinder size and the reheat time.

(MORE: Heating: Beginner’s Guide)

10. Living On Site Could Slow Down Progress

It is possible to live on site throughout a house extension, but aside from all the dust and mess, you may end up slowing down progress as the builders attempt to work around your life.

If you’re not prepared to live with the disruption, then you should definitely consider looking for temporary accommodation (short-term rental, hotel or staying with family or friends).

11. Factor in Access Restrictions

If you live in a terraced home with restricted access, that may affect the options you have for your house extension design. For example, you may not be able to use certain construction methods, or you may need to make arrangements with your neighbours to temporarily remove fence panels or use their land for short-term storage.

12. Connecting the Old and the New

How well the additional space sits alongside the original property will undoubtedly affect the success of the project. While there are no hard and fast rules, you will need to make a decision on whether you want your new house extension to complement or contrast with the main house.

13. Building Off-Site Could Save Time and Money

Off-site construction systems, including cross laminated timber (CLT), oak frame, structural insulated panels (SIPs) and timber frame, often work well on house extension projects. As the name suggests, the majority of work happens in a factory off-site, and components are then delivered to site ready for erection.

14. Should I Project Manage my Own House Extension?

“I would always maintain that the best person to oversee an extension that you are proposing to utilise and enjoy is yourself,” says project manager Bob Branscombe. “No one knows the space or the building better than you, and nobody has a greater level of interest in getting it right.”

Project managing any building project requires high levels of patience, organisation, problem-solving and decision-making skills. If you don’t feel confident dealing with the problems associated with a build site or have the time available, a professional PM, main contractor or package company is a must.

15. Community Infrastructure Levy May Apply to House Extensions in Your Area

Before embarking on house extensions you should establish if you will be liable to pay the Community Infrastructure Levy (CIL). Some councils operate this scheme, and it’s applicable to extensions over 100m² in gross internal area (even if they are built under Permitted Development).

However, a self builder’s relief can apply, as Jonathan Durndell of Milton Keynes Architectural, explains: “To benefit from the self builder’s relief the applicant does not have to physically construct the extension themselves but they must intend to live at the property as their main residence for a minimum of three years from completion.

“It is advisable to check with your local council to establish if any CIL charges are applicable and the route to apply and claim relief before you start construction.”

16. Understanding the Party Wall Act

Your neighbours cannot stop you from build­ing up to, or even on, the boundary between your properties, even if it requires access onto their land (providing you have planning permission to do so, and there are no restrictive covenants).

The Party Wall Act allows you to carry out work on, or up to, your neighbours’ land and buildings, formalising the arrange­ments while also protecting everyone’s inter­ests. This is not a matter covered by planning or building control.

If your house extension involves digging or building foundations within 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 the Party Wall Act. In these cases you may need a surveyor to act on your behalf. The act does not apply in Scotland.

17. Site Insurance is a Must

When carrying out a house extension you need to have site insurance with an A-rated insurer to cover the existing structure and the new works until you complete the project.

Even if your builder has insurance, it is important to check their documents as the majority have liability cover which will require you to prove fault in the event of a claim, which can mean a lengthy legal battles. This may also not cover any natural events claims, such as fire, flood and storm damage.

If you are vacating the property during the build, you will require site insurance or unoccupied buildings insurance which will usually be a minimum six month policy. Always contact your existing insurance provider to notify them of works before you start.

Get a quote now to protect your project

18. Planning Rules in Conservation Areas

Permitted Development rights are restricted in Conservation Areas. Each local authority has its own policy for areas like this, but generally the basis of the policy is to prevent the loss of character of the area. So, if you’re thinking about a house extension, always contact your local conservation officer first.

19. Factor in Privacy 

Your glazing choice may have an impact on how private your home is and how exposed you are to glances in from passersby and your neighbours.

One solution would be to consider your boundary treatments, which may need to be adapted to ensure privacy is maintained, while integral screens in your glazing provide privacy without spoiling your view.

20. Check if Trees Are Protected

Some trees are protected by Tree Preservation Orders (TPOs). Even if house extensions don’t require planning permission you cannot alter or even prune a tree that has a TPO on it without planning permission.

All trees within a Conservation Area are protected by legislation and effectively have a TPO on them providing they have a trunk of diameter greater than 75mm. Altering a tree that is protected by a TPO is a criminal offence and can result in substantial fines so take care if you are extending your home near to a protected tree.

(MORE: Tree Preservation Orders)

21. Don’t Forget a Contingency Budget

A healthy contingency to cover any unexpected costs — the start of work on an extension project can uncover problems with the existing house that need addressing, for instance.

We recommend a contingency of somewhere between 10-20%.

22. You Probably Can’t Claim VAT Relief

Most house extensions will be subject to VAT on labour and materials at the standard rate of 20%, especially if you use a contractor to undertake the work. If you use local trade­smen who are not VAT registered you can save the 20% VAT on their labour, but you will still have to pay VAT on materials at the standard rate.

Some extension projects are eligible for VAT relief, such as work to listed buildings (zero rated), the conversion of an existing dwelling that changes the number of units (reduced rate of 5%) and work to a building that has been unoccupied for at least two years (reduced rate of 5%).

(MORE: Reclaiming VAT)

23. You Need to Notify Building Control of Your House Extension

Before any works begin, you will need to submit either a building notice or a full plans application to building control. A building notice will allow work to begin quickly, but you will lack the protection that building control has signed off on the design and you are liable to correct any work that fails to meet Building Regs’ standards upon inspection.

24. Light Ingress Needs to be Managed

Though bringing more light into a home is often a desired outcome of an extension project, unmanaged light ingress can create problems associated with solar gain.

Designers should be aware of this when designing glazing features into an extension and mitigate for the solar gain to avoid the situation where, like poorly designed conservatories, the extra space is usable for only a small part of the year. Screen fabrics can also be used to reduce glare and diffuse light.

25. How Much Glazing Can I Add to My House Extension?

“Part L of the Building Regulations limits the total area of glazed elements in an extension to a maximum of 25% of the extension’s floor area,” says Jason Orme, experienced extender and Homebuilding’s Editorial Director.

“Particularly on small extensions, this poses a problem. A small kitchen extension, perhaps adding 20m² of space, could easily have its allowance taken up by a set of bifolds – 4m(W) x 1.8m(H) = 7.2m² or 36% of the floor area – and will therefore be rejected by building control.

“There are several ways around this. First of all, you need to deduct the total area of the windows and doors that are being lost as part of the extension from your additional total. If that doesn’t get you below 25%, then you’ll need to show that the new glazed extension can meet the energy performance standards achieved by a non-glazed extension in other ways.

“If that still fails, then you’ll need to commission a SAP assessment to show that the CO₂ emission rate from your glazed extension would be no greater than the emission from a fully compliant extension of the same size.”

Main image: Kloeber/Lynn Palmer Architects

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This year marks the very special 30th anniversary of Homebuilding & Renovating. Over the next 12 months, we’ll be sharing some of our favourite memories and bringing you special content to mark the occasion. Thank you for celebrating with us.

Content Supplied by kloeber

Whether you’re extending, renovating or building a home from scratch, windows and doors play a big part in the overall aesthetics of your build. But, as well as looking the part, you’ll want them to let in enough light, be functional and practical, too.

Deciding whether bifold or sliding doors are best for you will be down to personal choice, but to help make your decision that little bit easier, we’ve pulled together some key areas to really think about before you commit.

1. The View

If you want uninterrupted views of your garden and beyond then sliding doors are a popular choice because there’s less frame and more glass. That means you get a good view, more light flooding in and a sleeker aesthetic.

But, if you crave a more seamless connection with the great outdoors, then bifold doors, which open up 90% of the aperture creating a wide opening onto the garden when concertinaed back, are the most popular choice. A level threshold with similar flooring inside and outside will also help create a cohesive living space that connects with the garden.

2. The Space

If indoor space is limited and you don’t want a stack of bifold panes encroaching the floorplan, you can choose for the system to stack outwards. But, this does mean you might have the same problem outside! So, if space is an issue, sliding doors are a better option.

   Aluminium bifold door from Kloeber.

3. Access

This is an important point to consider. There’s a real desire to want to throw open (or fold/slide back!) glazed doors to harness a wonderful connection between inside and out. But do think about the practicalities here. The British weather isn’t always the best so if you’re in a windy exposed spot, for example, then bifolds might be closed more than they are open.

But, bifolds are versatile — you can of course open up around 90% of the opening (as mentioned above) and with some configurations, you can install a standard door that can be opened independently of the concertina system: a great option if you have children and dogs and need easy, regular access to the garden.

Sliding doors are a good choice if you want/can have large panes of glass and larger doors. Even though sliding doors don’t open up fully, the side that’s open will be large enough to offer a connection between inside and out, the limited frame profiles won’t hinder the view and air will be able to circulate in and out of the space.

4. Materials

Both bifold and sliders can be made with a timber or aluminium frame to match the overall aesthetic you want to create or need to match with existing window frames, for example. Contemporary, sleek and modern — then aluminium delivers, plus there’s little maintenance. If you’re after a more natural look, then stained timber is the way to go, but bear in mind any timber will require maintenance. If you want the best of both worlds, pick alu-clad sliding doors with a warm timber interior and a low maintenance exterior.

Contact the experts at Kloeber who will be able to advise you on the pros and cons of bifold and sliding doors for your home. Call them on 01487 740044 or visit www.kloeber.co.uk.

The 2020 Spring Budget will be delivered on 11 March by new chancellor Rishi Sunak, and the ubiquitous question within the homebuilding industry is: what measures, if any, are going to be introduced for self builders (including those who custom build) and those planning on renovating a house?

The Conservative Party was the only major political party to reference self build within its 2019 General Election manifesto. Specifically, it promised to help first-time self builders access the Help to Buy scheme using 5% deposit mortgages. The manifesto also promised to: “support community housing by helping people who want to build their own homes find plots of land”.

The details behind the pledges were sparse, so all eyes will be on the Spring Budget reveal to see whether these will be fleshed out. Following the appointment of Christopher Pincher as housing minister last month, it will be interesting to observe whether his influence is reflected in the report. 

Homebuilding & Renovating spoke with industry experts as to what they want to see in the Spring Budget 2020, and what needs to change for self builders and renovators.

Making it Easier For Aspiring Homebuilders

Andrew Baddeley-Chappell, chief executive of the National Custom and Self Build Association (NaCSBA), says one of the key announcements that they are waiting for relates to Help to Buy equity loan, and the opening up of the custom and self build market to those with smaller deposits, seven years after the scheme was first unveiled.

This is one of a number of early measures from Government that is needed, NaCSBA says. These include challenging the dirty tricks of local authorities regarding the Right to Build registers, which provide evidence to local authorities about how many people want to build or commission their own home locally.

NaCSBA recently reported unacceptable practices from some local authorities, such as charging excessive fees to join registers and denying those living outside an authority the opportunity to build a home there, whilst no such constraints applied to the purchase of homes built by builders.

Baddeley-Chappell told Homebuilding & Renovating: “We were extremely pleased to see that the Conservative Party manifesto contained clear commitments to provide greater support for the growth of our sector. And our view has always been that the sooner that support arrives the sooner the benefit will flow through. The Budget is the obvious first date for that support to start be made clear.”

NaCSBA has proposed the introduction of a Help to Build equity loan scheme for self builders which would address the lack of access to the current scheme. Noting that Help to Buy, in its current form, is unfit for custom and self build because it relies on a single payment to the builder on the completion of the purchase of a property, whereas self build typically involves multiple payments to different parties, not least for land and construction.

Baddeley-Chappell wants to see a package of other measures introduced to make the homebuilding process easier for self builders.

“Action is urgently required to address the Right to Build legislation that is currently resulting in a minority of local authorities undertaking dirty tricks to deny the opportunity for people to build their own home.

“We’d like to see active work from Homes England to bring about more plots for custom and self build, in particular in areas in the north where land prices make developers more reluctant to develop, but houses more affordable to self build.

“More technical changes are also required to the taxation regime to end some unintended differences that favour speculative new build over a self and custom build approach.”

Affordable Homes and VAT Concerns

The Conservatives pledged to build a million new homes over the lifetime of the parliament, yet with the delivery of affordable homes stagnating in recent years, and the government’s proposed First Homes scheme drawing criticism that it may actually prevent affordable homes being built, there is concern as to how the government plans to meet its target. 

Brian Berry, chief executive of the Federation of Master Builders (FMB), told Homebuilding & Renovating: “It’s really good news that the government has pledged a million new homes over the lifetime of the parliament, but our concern is about who’s actually going to build them – particularly as a lot of small and medium-sized housebuilders have been driven out of the market – so we’re looking to see a more diverse housing market to build the homes that are needed.

“Also, because we need greater choice in the housing market, we need to think about people wanting to build their own homes, and the rise of modular homes. There ought to be some form of financial help, such as an extension of the Help to Buy, to those who want to build their own home.”

VAT Changes to Benefit Renovators

The FMB also wants to see changes to VAT on repair and maintenance work, which could have a transformative effect on renovators. “Cutting VAT on repair and maintenance work would be significant,” said Berry. “It’s 20% at the moment so getting that down to 10-5%, ideally, would be a great boost for small builders, and also helping to improve the quality of our building stock.” 

Additionally, the FMB has called for increased commitment to reducing carbon emissions within the housebuilding industry. “Given that 40% of carbon emissions come from our building stock, the government will need to make sure that existing buildings are upgraded, so that means having some sort of national retrofit energy efficiency upgrade strategy, with some incentives for the government to encourage that to happen.”

Homebuilding & Renovating will be staying on top of developments with the Spring Budget and report on what the outcomes mean for self builders and renovators