Contact Us
How Can We Help You?

Please leave us your message.

Thank you! Your submission has been received!
Oops! Something went wrong while submitting the form.
Properties

How to prepare for building an Extension!

Building an extension in today's world can be a lot more complicated than it was a few years ago. Now we have new building regulations, planning permission and new certificates that people would not have to worry about many years ago. These new additions into the construction world can leave home owners frustrated, confused and ending up spending more money than they originally wanted to. Today we are discussing how YOU can prepare for getting an extension on your home. We will advise you on how to help you keep your build stress free and cost effective.

By
Liam Hogan
on
September 29, 2022

Planning Permission:

To start off we must address whether your extension needs planning permission or not.

Extensions that don’t require planning permission:

·       If the floor area of your house is not increased by anymore than 40 square meters.

·       If the extension does not exceed the height of the house.

·       The floor area above ground level does not exceed 12sqm for terraced or semi-detached houses, and 20 sqm for detached houses.

·       The extension does not reduce the back garden to less than25 sqm.

If your extension is not in line with these specifications, then you will need to apply for planning permission. But regardless to our guidelines, it is always wise to double check if planning permission is applicable to your extension.

How long does it take to get planning permission?

It usually takes 8-10 weeks from the time you submit the application.

Certificate of Compliance:

A certificate of compliance must be obtained by the owner of the property. You will need a certificate of compliance to certify that the building complies with building regulation 2011. This can be provided by a surveyor or architect or a suitably qualified tradesman. This must be arranged before the building starts as it will involve a range of site inspections until the completion of the project.

Why is the certificate of compliance so important?

If you are planning to pay for the extension through a mortgage, you will need to arrange a certificate of compliance to get approval from the bank. If you are considering selling your home after the completion of the extension, you will need a certificate of compliance or an Opinion on Compliance. The opinion of compliance gives an opinion that the extension with built in compliance with the building regulations at the time it was built. Otherwise, you will face great difficulty selling your home.

Starting to Plan:

The first stage in preparing your house extension for build is the planning stage. This is the most important stage. Hire a well recommended good architect, you can check the RIAI.ie website to find an architect more suited to your build. A good architect will help you visualise your extension and what the outcome will look like.

Get a surveyor. Who will survey your property and tell you where there may be drains, boundary lines or any unseen obstacles related to the build. Acknowledging these problems prior to building will make the project run more smoothly and more cost effective.

Hire good builders. Do not just go with a friend, or someone who did a good job installing a wall in your house. An extension will be a structural part of your home when complete, and will involve electrical work, carpentry, labouring, bricklaying, plastering, glazing, plumbing etc. The right builder will be able to provide the right people from each required profession and minimise obstacles that may arise during the build. Look for good recommendations and references when deciding on the builder.

DONOT rush this stage! Put time and effort into the plans. From our own experience, we know that people who rush the design stage will encounter more problems later during the build. In turn, this can end up causing much more money and delay the project.

Think about what the extension can do for your house and its value:

Many people think about getting an extra room at the back of the house. It could be to extend a kitchen, put a new bedroom in or install a sunroom or conservatory. Although these are valid reasons to get an extension, you may not take into consideration what the extension will do to the rest of the house and more importantly, its value.

Before starting to plan you should write down what is good about your house and what is bad about your house, what to improve and what not to disimprove.

As an Example:

Your kitchen is small and this could be a negative aspect so you want to extend it. But your sunroom is very bright due to the amount of natural sunlight that enters it, this is a positive aspect. When planning it is important to acknowledge that you would like to extend the kitchen but not reduce any natural light that enters the sunroom.

In some cases, we have encountered people who may add an extra bedroom at the back of the house, but the shadow drawn from this new room cuts out all the sunlight that enters the kitchen. Even though you have gained an extra bedroom, you have devalued the kitchen and reduced the size of the back garden. So even though you have made your property more valuable by adding an extra bedroom, the house has lost value due to the dark kitchen and small back garden. Overall, the house has been devalued.

 

 

“Do not negate the good things and try to improve the bad things”

This is something that your architect can help you with as they would be aware of what adds value and what takes away value. It is important that this is discussed during the planning stage.

Costs:

Asking someone how much an extension will cost is effectively asking “how long is a piece of string”. There is no way of being able to look an extension plan and being able to say with absolute certainty what the cost will be. One thing you will know is how much you are willing to spend and what your budget is. There are two ways of designing; you can design to what you want in your extension, or you can design to the budget. In most cases even if you have a lot of money to spend, it is much wiser to design to a definite budget as it will reduce exceeding spending costs.

Be straight with your builder and architect; set out fees before the build starts. Set out prices of everything, from pipes to wires, toilets to radiators, bricks to wood. Set your price for everything prior to building and leave yourself some extra wiggle room in the event that you may need to spend more.

DO NOT go cheap with fundamentals! These include insulation, electrics, and plumbing. All of these add value to your house so it is wise to do a proper job. We cannot overstate enough the value of insulation in a build.

 

By following these steps prior to building an extension, you can find yourself saving money and having a stress-free build. There will be unforeseen obstacles that are going to arise which is common in any build, but by organizing properly prior to building, you will minimize these obstacles.

...
Tags:

Latest Posts

Read More

Attic Conversions... Are they really worth it?

Are Attic Conversions really worth it? So many households recently have been converting their attic space into a bedroom or living room, but is it really worth the stress? Will the cost of converting the attic add value to my house? What is a habital room and how can I make my attic one? Do I need planning permission for attic conversions? These are questions we are asked regularly by homeowners. The topic of attic conversions is so long but we have prepared a full layout of everything involved with the process.

Read more
Read More

What Needs Planning Permission?

You need planning permission to widen your driveway! There are many thing you may not be aware of that you need planning permission for. We have prepared a brief run through of builds that require planning permission and ones that do not.

Read more
Read More

Top 10 Things you need to know about Probate!

1. If a person dies, and has made a will, and there is no surviving joint owner, then the executors named in the will need to obtain a Grant of Probate in order to sell or distribute the deceased person’s assets. 2. The executors named in the will must obtain a Grant of Representation from the probate office in order to begin the process. 3. If there is no will, then this Grant of Representation can be obtained by the deceased’s next of kin from the probate office. 4. Similarly, if executor is unable or unwilling to act, a Grant of Representation can be obtained. 5. The sale of a probate property cannot be closed until late Grant of Probate has been issued by the probate office. 6. Remember that if the property is jointly owned and the joint owner is still alive, then probate not usually needed. 7. A Grant of Probate is required because the courts will want to be satisfied that the property or assets are being legally transferred to the right beneficiaries. 8. If you want to sell a probate property, the marketing, viewings and acceptance of the highest bid can all be done while the probate process is taking place. 9. However, please remember that the sale cannot conclude without the Grant of Probate. 10. It is possible you with the entire probate process yourself, but our strong advice to engage the services of an experienced probate solicitor.

Read more
Read More

Dear Minister, Here's 10 things you need to do to fix the housing crisis.

1. Allow private Irish citizens to write off the entire cost of their investment property against income tax over a 25-year period. 2. Introduce a system similar to the American Section 1031 exchange, where a person does not have to pay capital gains tax if they sell their investment property and reinvest the funds within six months. 3. Allow private Irish citizens to write off 100% of the interest on their mortgage against income tax. 4. County Councils all over the country have huge amounts of vacant properties that could quite easily be converted into residential accommodation, so you need to force councils to sell those properties at reduced prices to individuals. (NOT CORPORATIONS). 5. Extend the living city initiative as it applies in various parts of Dublin City to every other city and town in the country. 6. Give tenants and landlords the right to appeal any adjudication by the RTB to the district court and make the adjudicators a compellable witness to explain their decision. 7. Reduce VAT on new build residential properties to 3% and reduced stamp duty on new builds to 0%. 8. Reduce the time limits for the granting of planning permissions in relation to residential properties at every single step in the process, and make councils and An Bord Pleanála stick to those limits 9. Only allow objections to planning applications for residential properties from people who are living in the immediate area and directly impacted by the planning application. 10. Introduce legislation that provides for building heights of 100m in the cities of Dublin, Cork, Limerick, Galway and Waterford.

Read more
Read More

9 Magic Tips to tips to improve the Exterior of your Home for Sale!

Preparing the exterior of your home for sale is just as important as the preparation of the interior of your home. After all, the purchasers get their first impressions when they see the outside of your home. Even if the inside of your house is amazing, no one wants to live in a house that looks shabby on the outside.

Read more
Read More

6 Tips to help you get your Mortgage!

Applying for a mortgage has never been easy, but for some reason it just seems to be getting harder and harder as time goes on. There are several factors that banks need to take into consideration prior to approving your mortgage. We cannot guarantee that following our steps will definitely result in you becoming mortgage approved however if you see them more as guidelines you could make your applying for a mortgage less stressful, better prepared, quicker and more cost effective. We will cover everything from becoming mortgage approved, Help-To-Buy scheme and Rates.

Read more