When to extend your home – and why you probably need an architect

If the last two years have taught us anything, it has to be about the value of our living spaces and how they can affect us, whether positively or negatively, when we spend the majority of our time there.

While extending was always an option for creating more space instead of moving to a bigger house, between the lack of housing supply in the market and the complications of Covid, more and more people have been opting to reconfigure or add to their existing house rather than move.

Previously, glass-box extensions were all the rage, but this aesthetic has changed of late, with Michael Lysaght, principal of Deaton Lysaght, explaining that every house and every person or family’s needs are different, and should be approached that way. There is no one-size-fits-all approach. While many people want to add more space and think that will be the solution to their problem, Lysaght advises first doing a detailed and accurate survey of the house to assess what’s already there and what repairs may be necessary, before embarking on adding a new section.

"The owner might be aware of the deficiencies of the house, but the interesting thing is that sometimes people don't realise the potential of the house they have already"

“A lot of design decisions can only be taken that that careful analysis has been carried out,” he says. “Then the designer can sit down and assess what the house can offer.

“The owner might be aware of the deficiencies of the house and what they need, but the interesting thing is that sometimes people don’t realise the potential of the house they have already – that it doesn’t need a substantial extension, for example, which can only be seen by looking at an architect’s floor plan.”

In fact, Lysaght says that even though they will ultimately be “doing themselves out of a fee” if the architect can find a solution for the space and needs of the family without the need for adding an extension, they will suggest that.

“One of the things about the more traditional-style houses – those built from the 1960s – is that the rooms or layout is cellular, so they are divided into relatively small rooms that are inflexible and not fit for purpose for modern living. In many cases, we end up trying to figure out structurally if we can move walls and expand the spaces to make them multi-purpose spaces.”

Making the decision

“One of the key things, is to have a clear idea about what the requirements might be and how to prioritise them. Sometimes, there’s a need to have a robust discussion about what is needed – whether it’s a gym room, home office, or homework space for the kids.”

It’s important to also consider the need for energy upgrading for the existing property and what budget can be devoted to that. “On one level, it is a good investment but it has to be balanced against the space requirement of the client – it’s a value judgment for the client.”

Timeline

After the decision has been made to extend or do works on the house, the next major question is “How long will it take?” It depends on the scope of works, says Lysaght.

“You’d need to allow for three months of survey, three months for planning, a month or two for the whole process of preparing working drawings and getting tenders, and then the construction period itself, which would be a minimum of 16 weeks.” He also recommends moving out if at all possible. “It means the builder can be far more efficient in what he can do and how quickly. Moving out has a lot of organisational difficulties, but it means the house can be completed to a proper professional standard rather than the builder tiptoeing around the house.”

Covid impacts

With both the supply chain for building materials and the availability of builders affected due to Covid and trickling down the chain, even finding someone to take on a smaller job such as an extension can be tough these days.

“The works have to be carefully planned out to maximise the efficiency of the builder on site, because the last thing you want to find is he can’t get his building materials or fittings, which leads to a wastage of time.”

DO YOU REALLY NEED AN ARCHITECT FOR AN EXTENSION?

When considering adding an extension, people often wonder if you really need an architect at all – especially for a smaller extension that is exempt from planning permission. As costs soar and people review their budgets, it can seem like an easy area to cut costs in. Extending is not a cheap endeavour, and since Covid, building material costs have risen about 25 per cent, so, of course, cutting costs where possible is high on the agenda.

As a former architectural technician – the person who takes the architect’s designs and draws them up to tender or structural drawing level – I may be biased, but in my opinion, the answer is yes. While architects’ fees can be up to about 12 per cent of the total cost of the project and therefore seem like a good place to make a saving, having someone to view the whole home holistically, ask the right questions and assess the needs of the house and family to discover how to make it work best is surely worth the cost. A design professional will, by the very nature of their profession, be attuned to the latest and best solutions, which can include possibilities of which a non-design professional may never conceive. This can encompass any area from the original problem the homeowner brought to them to the need to upgrade insulation or heating systems.

Ultimately, an architect can potentially save the client money

Regarding making savings – extensions under 40sq m don’t need planning permission, so keeping an extension under that size can also help to save not only on building costs but also on planning permission fees. However, do remember that this exemption is for the original footprint of the house. So, if the house was extended before you bought it, that extension will be included as part of the 40sq m.

A good builder or engineer is also an an excellent resource, and will also be able to suggest solutions that the non-design professional hasn’t thought of, and will definitely do as instructed, but may be less likely to challenge or interrogate the solution the homeowner arrives at independently.

Ultimately, an architect can potentially save the client money through a thorough assessment, needs analysis, and by proposing clever and cost-effective solutions. As Micheal Lysaght says, “An architect provides a wider vision of possibilities without going into extreme expenditure. Our vision is always to find an affordable solution.”