Как построить пристройку к дому каркасную пристройку: Как построить качественно каркасную пристройку к дому: пошаговое фото

Пристройка к дому своими руками — Из бруса, пеноблоков, сип панелей, каркасную

Когда дом построен и обжит, часто оказывается, что его площадей недостаточно для комфорта. Это может быть связано с изменением состава семьи или с расширением потребностей и желаний хозяев дачи. Так или иначе, возникает необходимость в его расширении и совершенствовании. Решает этот вопрос пристройка к дому.

Чтобы пристроить к дому дополнительную площадь, нужно определиться с возможностями самого здания. Существуют разные варианты места пристройки:

1. Боковая с общей кровлей. Этот способ самый простой, чтобы оформить все быстро и дешево. Кровля при этом увеличивается на площадь пристройки. Здание достраивается с одной или двух сторон, а потом пробивается проход, увеличивая пространство здания.
2. Боковая с отдельной кровлей. Это решение больше подходит в случае, когда нет возможности для общей с основным зданием крыши. Более затратный по времени и деньгам вариант.
3. Надстройка этажа. Как и вариант с мансардой, требует особого подхода, так как фундамент может быть не подготовлен к увеличенной нагрузке. Необходимо получить консультацию специалистов, возможно ли укрепление фундамента, и если нет, то обратиться к допустимым вариантам.
4. Мансардный тип.

Дальше потребуется сделать утепление, гидроизоляцию и провести коммуникации, в зависимости от того, для чего вам нужен пристрой к дому. Поэтому поговорим о том, как можно его использовать.

 

Варианты использования пристроек

Наиболее распространенные варианты использования пристроек следующие:

• Навес. Устанавливаются опорные столбы, для крыши используется шифер или поликарбонат. Ткань или легкие перила заменят стены, или же их можно зашить поликарбонатом.

• Крыльцо. Для его строительства применяют пеноблоки или дерево. Крыша, профлист или черепица, подбирается с учетом внешнего вида жилого дома. Высота крыльца и количество ступеней определяются отдельно исходя из предпочтений владельца дома.

• Терраса.  Это помещение может стать отличной комнатой для отдыха. При его строительстве заливают фундамент, останавливаясь на ленточном или столбчатом варианте. Материал для стен разнообразен: плиты, брус, шлакоблок, газоблок.

• Закрытая веранда. Помещение может использоваться как жилое даже в зимнее время года, если проведена система отопления. Отличается большим количеством окон, дает много света. Кирпичные или блочные стены и двери.

• Гараж. Пристрой выходит дешевле отдельного сооружения. Важным условием для строительства является наличие вентиляции, чтобы предотвратить ненужные запахи в доме. Для обшивки стен используют пожаробезопасные материалы, для кровли – шифер, профнастил или металлочерепицу.

• Летняя кухня. Чтобы помещение было оборудовано под кухню, важно наличие вентиляции, освещения, воды, канализации. Это учитывается в проекте, к которому следует подойти особо внимательно в данном случае.

Важно, чтобы пристройка была выполнена в стиле всего дома.

Различные варианты пристроек

Предлагаем вам подборку фото нескольких вариантов пристроек с различным дизайнерским решением.

Пристройка к деревянному дому

Возле деревянного дома будет отлично смотреться веранда, гараж, летняя кухня или терраса. Пристройку можно сделать просто и красиво своими руками. Для ее строительства используют следующие материалы:

• брус;
• кирпич;
• пеноблоки.

Каркасная пристройка также будет выгодна и удобна, особенно для возведения двухэтажного пристроя. И главное, она монтируется быстро и просто. Для нее потребуется фундамент. В качестве обшивки подойдет любой материал, здесь можно руководствоваться бюджетом. Собранный каркас нужно утеплить любыми теплоизоляционными материалами. Пристройка со ступеньками около входа в дом также является каркасной конструкцией на бетонном основании.

Если пристройка из бруса будет выполнять функцию жилой комнаты, для нее необходим отдельный фундамент и соединительная стена. Между ними прокладывается деформационный шов из монтажной пены, чтобы стены основного здания не повредились при усадке пристройки. Глубина фундамента должна совпадать с этим же параметром дома. Оба основания соединяются арматурой.

Строя сооружение из кирпича или пеноблоков, также не следует забывать о разной усадке для разных материалов. Поэтому нужно продумать способ крепления пристройки из пеноблоков к деревянному зданию. После укладки фундамента нужно обеспечить гидроизоляционный слой, чтобы обезопасить стены от лишней влаги. При укладке крыши используют общую кровлю или отдельную. Важным моментом является расчет угла ее наклона для отведения осадков. Пеноблоки используются чаще, чем кирпич, так как у них ниже цена с установкой.

Пристройка к дому из бруса

Перед началом строительства нужно продумать назначение пристраиваемой площади. Обычно в них обустраивается гараж, мастерская или санузел. Это диктует количество окон, особенности строения и расход строительных материалов. От правильного подбора стройматериалов зависит бюджет стройки и длительность эксплуатации сооружения. Следует определить формат стен: цельные каменные или деревянные, каркасные, каркасно-щитовые.

Фундамент укладывается аналогичный тому, на котором стоит жилой дом. Их нужно связать в единый слой. Простым решением будет установка свайного фундамента, который возможен без привязки к существующему.

Для строительства дополнительных помещений используется брус 200х200 мм. Это тяжелый материал с усадкой. Как сделать, чтобы стена не отходила от дома при усадке? Сначала брус пристройки крепится к брусу стены дома скобой. Окончательное укрепление происходит после усадки.

Пристройка к дому из пеноблоков

Пеноблочная пристройка хорошо присоединяется к дому, выстроенному практически из любого материала. Главное, чтобы здание было не ветхим и с прочным основанием. Важным моментом в пристраивании к дому строения из пеноблоков является так называемое сращивание. Существует два варианта стыковки:

• жесткая: для этого варианта требуется недавно уложенный крепкий фундамент, уже прошедший период усадки;
• с помощью деформационного шва: более экономный и доступный способ, при этом фундамент укладывается столбчатый, свайно-винтовой или ленточный.

Для изоляции используется рубероид. Каких бы размеров ни планировалась дополнительная площадь, для правильного расчета требуемых материалов нужен план.

Укладывать пеноблоки может один человек даже без специальных навыков. Процесс простой и не долгий. Технические характеристики пеноблоков являются преимуществом материала: он не горит, легкий, поэтому дает минимальную усадку, имеет пористую структуру, легко режется, долговечен в строении. Удобно то, что использовать пеноблоки можно на любом грунте, и при своей легкости он очень прочен.

Каркасная пристройка к дому

Каркасная технология очень популярна в европейских странах, а теперь и у нас. Строительство осуществляется по двум направлениям:

• каркасно-рамочное: такие работы применяются при сложном процессе;
• каркасно-панельное: используемые панели уже полностью готовы к установке, имеют проемы для окон и дверей. Размер панелей должен строго соответствовать параметрам фундамента.

В возведении могут использоваться сип панели, для которых характерна высокая механическая прочность. Отличительной особенностью каркасных сооружений являются ее высокие теплоизоляционные характеристики. Помещения сохраняют тепло намного дольше, а собирать такую конструкцию можно летом и зимой. К тому же к ней проще пристраивать дополнительные сооружения аналогичного типа.

Сразу после окончания работ можно начинать отделку.

Юридические требования

Для строительства дополнительных конструкций необходима правильно оформленная документация и соблюдение законодательных актов соответствующего направления. Даже добавление крыльца к дому без разрешения может стать причиной для конфликта с властями и, что хуже, аварийного состояния. Поэтому важно учесть все идеи уже на этапе проектирования.

Сам процесс оформления всех документов на возведение пристройки к уже готовому дому носит разовый характер. Пройти все этапы юридического пути вам поможет пошаговая инструкция:

1. Вначале получите согласие от соседей в письменном виде.
2. Закажите проведение исследования грунта на том участке, где вы планируете пристраивать новую конструкцию.
3. Подготовьте проект пристройки.
4. Организуйте проведение оценки состояния дома, который уже возведен на участке.
5. Подтвердите законность вашего проекта получением разрешения от всех необходимых госслужб: коммунальных служб, электриков, пожарной безопасности, лицензированной строительной компании.
6. Оформите разрешение на ведение нового строительства в местном архитектурном бюро.
7. Когда вы закончите все работы по строительству, проведите объект через все службы, разрешившие его установку. Они принимают объект и допускают к эксплуатации.
8. Зарегистрируйте строение в кадастровой службе, в налоговой.
9. Перезаключите договора с коммунальными службами, в которых теперь будут зафиксированы изменения площади.

Разработку проекта проще поручить соответствующим организациям, чтобы быть уверенным в его корректности.

Выбор материала для пристройки

Материалы подбираются в соответствии с предпочтениями хозяина дома и бюджетом на строительство. Наиболее распространенными материалами являются следующие:

• брус: самый привлекательный – оцилиндрованный, с теплоизоляционными свойствами – клееный;
• плиты влагостойкого ДСП: применяется для каркасных строений, с высокой тепло- и шумоизоляцией;
• кирпич: прочный, долговечный;
• пеноблоки и газобетон: легкость, теплоизоляция.

Независимо от выбранного материала, прочность строения определяется в первую очередь качеством присоединения к дому.

Фундамент

Правильно выбранный фундамент обеспечивает надежность всего здания. При его укладке учитывают материалы, планируемую нагрузку и характер грунта. Навесы или легкие летние конструкции могут обойтись и без фундамента.

Выделяют несколько видов основания: винтовой, монолитный, столбчатый, ленточный. Любое основание необходимо гидроизолировать.

Рассмотрим два последних варианта как самые распространенные.

Ленточный

Массивное здание из тяжелых материалов требует солидного основания. Таким является ленточный фундамент. Он представляет собой замкнутую полосу из различных материалов, проходящую под несущими стенами жилья.

Столбчатый

Отлично подходит для веранды. По углам участка монтируют опоры. Это может быть кирпич, бревно, металлопрофиль. Вырытые под стойки ямы засыпают песком, создавая подушку. Опоры фиксируют в грунте и заливают бетоном. Для полного застывания достаточно 5-7 дней.

Пол

При ленточном фундаменте делают бетонные стяжки или деревянный пол. Брусья укладываются двумя слоями, причем второй слой перекрывает стыки на первом. Нижняя обвязка привязывается к поперечным брусьям, поверх идут лаги. Для чернового пола используют обрезные доски, для чистового – влагостойкую фанеру.

Стены

При возведении стен используют три основных типа материалов:

• газосиликатные блоки (на ленточный фундамент);
• каркасные конструкции из металла или дерева (свайный);
• пустотный керамический кирпич (плитный).

Наиболее часто применяемым является пенобетонные блоки, легкие и простые в укладке.

Стены обшиваются зачастую сайдингом, вагонкой, ОСП.

Кровля

Крыши для пристроек бывают разных видов:

• одно- и двускатные;
• потолочные и чердачные;
• крутые и покатые;
• многощипцовые и плоские.

Важно, чтобы одна сторона была приподнята для стекания воды. Для покрытия крыши подходят поликарбонат, металлочерепица, профлист, мягкая кровля. Лучше использовать тот же материал, что и на крыше дома, или подобрать сочетающиеся виды. Как один из качественных и доступных вариантов можно рассмотреть Ондулин или Черепицу Ондулин: https://www.onduline.ru/products/. Благодаря большому выбору цветовой гаммы этот материал органично впишется, даже если крыша основного дома выполнена из другого кровельного материала.

Утепление

Чем лучше утепление, тем ниже затраты на обогрев помещения. Утеплитель сводит к минимуму утечку тепла, защищает от ветра и от постороннего шума. Разнообразие материалов для утепления позволяет подобрать легкий в нарезке и в монтаже вид. Утепление проводится снаружи и изнутри.

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Factor in Access Restrictions 90009 90002 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.90003 90002 90003 90078 This single-storey extension added to a 1920s home was built under Permitted Development. As well as extending out, the family removed a wall between the living and dining rooms to open up the space 90079 (Image credit: Andrew Priest) 90008 12. Connecting the Old and the New 90009 90002 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 90055 complement 90056 or 90055 contrast 90056 with the main house.90003 90002 90003 90078 This single-storey extension certainly lets in the light thanks to its bank of floor to ceiling windows 90079 (Image credit: IQ Glass) 90008 13. Building Off-Site Could Save Time and Money 90009 90002 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.90003 90008 14. Should I Project Manage my Own House Extension? 90009 90002 «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.» 90003 90002 Project managing any building project requires high levels of patience, organisation, problem-solving and decision-making skills.If you do not 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. 90003 90002 90003 90078 This two-storey extension designed by Lynn Palmer Architects, with its curved roofline and angled glazing by 90079 90078 Kloeber 90079 90078, is a masterclass in how contemporary design can pair with tradition 90079 (Image credit: Kloeber) 90002 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). 90003 90002 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.90003 90002 «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.» 90003 90002 90003 90078 This traditional Victorian terraced house has been remodelled to provide more practical layout. The wall between the kitchen and dining room was taken down to open up the space 90079 (Image credit: Anthony Greenwood) 90008 16. Understanding the Party Wall Act 90009 90002 Your neighbours can not 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).90003 90002 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. 90003 90002 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. 90003 90008 17. Site Insurance is a Must 90009 90002 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. 90003 90002 Even if your builder has insurance, it is important to check their documents as the majority have 90055 liability cover 90056 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. 90003 90002 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. 90003 90002 Get a quote now to protect your project 90003 90008 18. Planning Rules in Conservation Areas 90009 90002 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. 90003 90008 19. Factor in Privacy 90009 90002 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. 90003 90002 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.90003 90002 90003 90078 Perfect for bifold doors, these ClickFIT DuoLuxe pewter pleated blinds from 90079 90078 Blinds2go 90079 90078 have been added to the glazing of this house extension to provide shading and extra privacy 90079 (Image credit: Blinds2go) 90008 20. Check if Trees Are Protected 90009 90002 Some trees are protected by Tree Preservation Orders (TPOs). Even if house extensions do not require planning permission 90055 you can not alter or even prune a tree that has a TPO on it without planning permission 90056.90003 90002 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. 90003 90002 (90055 MORE: 90056 Tree Preservation Orders) 90003 90008 21. Do not Forget a Contingency Budget 90009 90002 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.90003 90002 90055 We recommend a contingency of somewhere between 10-20%. 90056 90003 90008 22. You Probably Can not Claim VAT Relief 90009 90002 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. 90003 90002 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%).90003 90002 To benefit from VAT relief if you are extending a listed building or renovating an unoccupied home, you must use a VAT-registered builder — you can not reclaim the VAT yourself. 90003 90002 (90055 MORE: 90056 Reclaiming VAT) 90003 90008 23. You Need to Notify Building Control of Your House Extension 90009 90002 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.90003 90008 24. Light Ingress Needs to be Managed 90009 90002 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. 90003 90002 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.90003 90002 90003 90078 The large span of sliding doors and bank of rooflights flood this space with natural light, and the indoor outdoor Shard porcelain tiles from 90079 90078 The London Tile Co 90079 90078 help link the room to the garden 90079 (Image credit: The London Tile Co) 90008 25. How Much Glazing Can I Add to My House Extension? 90009 90002 «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 H & R 90078 ‘s 90079 Editorial Director.90003 90002 «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. 90003 90002 «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 does not 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.90003 90002 «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.» 90003 90002 Use our FREE Extension Cost Calculator to get an idea of ​​your costs 90003 .90000 How to cut the cost of an extension in 2020: 25 clever ways 90001 90002 The cost of an extension is a key area to understand before moving ahead with any home improvement work. And the good news is that you can keep extension costs down for your 2020 home improvement project, with the help of our expert advice. 90003 90002 It’s no secret that house extension costs can stack up after all, so we’ve put 25 ideas together in our guide to help you extend your home, as affordably as possible, all without sacrificing what you want from your extension in the first place.So if you’re a pioneer of the ‘Do not Move, Improve’ movement, we have the information you need to turn your thoughts into actions. 90003 90002 How much you can save does depend on the type of extension you want, but there are plenty of ways to tweak your house extension design, or your approach to the project altogether, to keep your budget in check. We’ve listed what to consider below when you plan an extension. 90003 90008 How can I extend cheaply? 90009 90002 Follow our advice below and remember that summertime is the best time to make a start on your extension, especially in the UK, as you’ve a better chance of dry weather.And, good weather will help work progress forward smoothly, reducing the need for any last minute alterations, and therefore, keeping your extension costs in check. 90003 90008 1. Do your sums then cut the cost of an extension 90009 90014 Save money by extending at the best time of year 90015 90002 90017 Timing your extension 90018 for good weather is one of the simplest ways to cut the cost of an extension. Why? Because bad weather causes delays, which can mean increased labour costs, rejigged schedules and, if you’re renting while you extend, increased rental accommodation costs, too.90003 90002 90017 Weather damage 90018 from the wind and rain can up your costs, too, and what started as a simple loft extension can become a complete redecoration job for all the bedrooms below if rain penetrates tarpaulins. 90003 90002 90017 When to extend 90018? Try to line yours up for when you know there tend to be prolonged periods of dry weather where you live. Avoid weeks when frost is an issue, too. 90003 90002 Before you consider what you need to trim off your extension budget, work out exactly how much you need to spend to get the extension, including the interior fit out costs, you want.You can do this using our extension cost calculator, then, when you’re happy it can be achieved, go to a trusted local estate agent and ask how much your home might increase in value with your proposed project in place. Ideally, your extension should add more £££ s to your home’s value than it cost. Bear in mind that larger extensions will be more cost-effective than small extensions but will, of course, cost more, and could push your home past the ceiling value of the street. The importance of balance when it comes to budget versus profit potential can not be exaggerated.90003 90002 Find small extension ideas and advice in our guide. 90003 90002 90003 90002 (Image credit: Joakim Boren (Mulroy Architects)) 90003 90008 2. Consider building an extension with a simple design 90009 90002 Curves and corners are costly to build, so keep your extension design as simple as possible. Building a house with a rectangular or square footprint with a simple pitched roof is the best way to reduce the cost of an extension or to extend a house cheaply in the first place — without compromising on the build’s quality.90003 90002 Use our guide to building a single storey extension for design tips and specific extension costs for this type of project. 90003 90042 90003 90008 3. Plan ahead in detail to extend a house cheaply 90009 90002 Spending time planning the smallest of details can save you money and limit the cost of an extension further down the line. By specifying everything from light fittings and socket locations to flooring and wall colours at the outset, you’ll save money on the cost of making alterations or snap decisions at a later stage.90003 90008 4. Stick to the agreed design to reduce house extension costs 90009 90002 Then, it’s important to stick to the agreed design if you want to cut the cost of an extension. 90003 90002 ‘It’s important to stick to the plan and design you’ve agreed, as any changes will cost money,’ says surveyor Steven Way. ‘Have a proper building contract with an itemised budget and an order of works in place, which will help save you money in the long run.’ 90003 90002 Use our guide to extending for under £ 50,000 for more budget-friendly tips.90003 90008 5. Go off-the-shelf not made-to-order to extend cheaply 90009 90002 Design the build around off-the-shelf products, such as standard-size doors and windows. Avoid any products that have to be made to order; instead, choose materials that are readily available and easy to use with all building extensions. So, stick to cast concrete for the sub-floor; concrete blockwork for the walls; brick, render or timber cladding; and a softwood timber roof structure. Try rooflights instead of dormer windows and interlocking concrete tiles for covering the roof.90003 90002 90003 90002 90017 Related articles: 90018 Permitted development rights for extensions 90017 90018 | Kitchen extensions: what you need to know | House extensions: for every budget 90003 90008 6. Cut the cost of an extension by avoiding complicated groundworks 90009 90002 If possible, avoid complicated groundworks, such as building near to trees or drains and sewers, or other buried services, as these will increase groundwork costs. Remember, though, that if you live in a period or character property, your choices will be limited.Find out more about what to consider when extending a house in our ultimate guide. 90003 90002 90017 Read more: 90018 Maximise natural light with a glass box extension 90003 90002 90003 90008 7. Project manage yourself to reduce your building extension cost 90009 90002 A builder will add 15 to 25 per cent on to the total cost of labour and materials to cover their time for managing the project. So you can save on the cost of an extension by effectively taking on the role of building contractor yourself.This will mean liaising with your designer / architect and your local authority’s building control department, finding and hiring tradespeople, directing the work and supplying all of the necessary materials, plus scaffolding, skips and so on. 90003 90002 Though time-consuming, it can be very rewarding. To do it well, you need time and flexibility, plus confidence, management skills and some knowledge of construction. The job may take longer to complete overall, but the savings can be enormous. 90083 Find out how to be a good project manager 90084 in our guide.90003 90008 8. Get the timings right to keep down the cost of an extension 90009 90002 Whether you’re project managing or just ordering your own materials to save money, getting the timings of deliveries right to save on wasted labour costs is vital. ‘A site with no one working on it is costly, so materials need to arrive in plenty of time,’ advises Steven Way, practice principal at Collier Stevens Chartered Surveyors. 90003 90008 9. Save on VAT to cut back on extension labour costs 90009 90002 Most extension work will attract VAT at 20 per cent on labour and materials, but if you use self-employed tradespeople who each turnover less than the threshold for VAT registration, you will not be charged this tax — saving on labour costs.Second hand materials sold by private individuals on the internet will also be free of VAT. 90003 90002 Some types of work attract reduced-rate VAT at in any case — upgrading insulation and extending a building that’s been empty for two years, for example. 90003 90002 Find out how to reclaim VAT on your building project. 90003 90008 10. Get next door to sign a party wall agreement waiver 90009 90002 If you are building on or near the boundary of a neighbour, your extension will need to comply with the party wall act.If a party wall settlement is required, it will cost around 90017 £ 700 90018 per neighbour; more if they use their own independent surveyors, which they’re within their rights to do, and for which you foot the bill. 90003 90002 You must notify your neighbours in writing about your extension plans eight weeks before you start. If you can get them to write back that they do not object or complete a party wall agreement waiver, you can avoid using a surveyor to arrange a party wall settlement and save on fees.90003 90002 It pays, therefore, to keep neighbours on board with your project, discussing plans and being considerate about any concerns they have. 90003 90008 11. Save on extension planning fees and costs 90009 90002 While it is a false economy not to invest in design, some designers know how to keep down costs, while others only produce very complicated, if beautiful, plans that are very expensive to build. For a simple, low-cost build, find an architect, architectural technician, chartered surveyor or structural engineer who will produce planning and Building Regulations drawings for a fixed, all-in price.Look for a track record in designing low-cost projects. 90003 90002 If your extension can be designed to fall within your permitted development rights (see www.planningportal.gov.uk), no planning application will be required. This will save the planning fee of 90017 £ 206 90018. 90083 Find out if your project needs planning permission 90084 in our guide. 90003 90008 12. Comply with building regulations to reduce the cost of an extension 90009 90002 Building regulations are often confused with planning permission but they are distinctly different and even if you’re building under permitted development, you must comply with them.Doing so means paying building control fees, which you can not avoid. What you can avoid, however, is the cost that will be heaped upon you if you ignore the rules and are made to undo and redo the work correctly at your own expense by your local building control department. A good builder will always be on top of this but do spend time checking yourself — and ensure all the paperwork is signed off at the right stages of the job. The buck stops with you. 90003 90008 13. Avoid cowboy builders if you’re extending a house cheaply 90009 90002 There are plenty of cowboy builders (as in any trade) and they may vastly underestimate costs — through incompetence or, possibly, deliberately to secure a job.They may then ask for more money for changes or extras. They could even demand some or all of the money up front, leaving you with no comeback if they fail to complete the work to satisfactorily. 90003 90002 To avoid being ripped off, always ask for references — and check them. Never, ever pay for building work in advance; pay only for work that has been completed and that you are happy with. 90003 90002 For a small project, pay when the job is finished. For an extension, agree payments at set stages, or interim payments based on a verifiable list of labour and materials used up to date.Never hand over money for materials in advance. If a builder does not want to supply materials, buy them yourself. 90083 Find out how to find a reliable builder 90084 in our guide. 90003 90008 14. Measure twice, but cut only once to reduce the cost of an extension 90009 90002 Making changes or mistakes that waste labour and materials is a major factor in the final bill for many projects. Measuring everything on site, rather than off your plans will help reduce wastage. Having accurate, scaled plans in the first place will help.90003 90002 The more time spent at the design stage, visualising the end result, the more problems can be anticipated and headed off. Accurate and complete design will ensure that you have services, such as plumbing and wiring, in the right places, get floor levels right between rooms, and ensure that doors are hung to swing in the most space-efficient direction. 90003 90002 Once you have made up your mind, stick to it; changes always incur extra costs as already mentioned, and often in ways that do not reveal themselves until much later.90003 90002 Over-ordering materials can also waste money, but it’s better to have slightly too much than to fall short and have problems making up the difference. This will incur delays and extra delivery charges; worse, you may not be able to find the exact same thing again. 90003 90002 90003 90002 90017 Get 90018 90147 90017 Real Homes 90018 90150 90017 magazine delivered direct to your door and your device 90018 90017 90018 90003 90002 Can not get to the shops but do not want to miss out on the latest issue of your favourite homes magazine? Do not worry as when you subscribe today you’ll get every issue of 90147 Real Homes 90150 magazine delivered direct to your door 90147 and 90150 your device.90003 90002 From stunning completed projects to the latest decorating ideas you can try in your own space, you’ll find plenty to keep you entertained and inspired inside each issue. Do not miss our special deal — subscribe to our annual print and digital bundle offer today for just £ 39.99 — a massive saving of 52%. 90163 View Deal 90003 90008 15. Reuse, recycle and repair to save on extension costs 90009 90002 Existing materials can be reused rather than thrown in a skip. Old floorboards, doors, radiators, towel rails, kitchen units etc.can all be revived and reused when building an extension as all they need is to be cleaned up, and given a new finish. 90003 90002 Reducing wastage will also reduce costs for skip hire and disposal. Bear in mind, too, that as a private individual, you can dispose of waste in your local council tip for free. 90003 90008 16. Buy secondhand to save on the cost of an extension 90009 90002 Buying salvaged materials — on the internet or from salvage yards — can be a lot cheaper than buying new. It will also introduce instant character.Second-hand items that offer good value include roof tiles, bricks, internal doors, timber floorboards, fireplaces and roll-top baths. Some people even hunt through skips — although you must ask the householder before removing their waste. 90003 90002 90003 90002 (Image credit: Chris Snook) 90003 90008 17. Sell what you do not need 90009 90002 Can not reuse or recycle existing materials? You’ll be surprised what you can sell — from bathroom fittings to old kitchen cabinets. Advertise on local Facebook groups or Gumtree.Remember to comply with Covid-19 Government safety standards at all times. 90003 90008 18. Negotiate trade discounts to extend a house cheaply 90009 90002 Find out where those in the trade buy their materials and aim to get the same wholesale / trade prices. Always negotiate and see if there is any discount for paying in cash — making sure you get a receipt. Bulk-buy from a single supplier for a further discount and ask about reduced delivery costs. Buying end-of-line deals will save you a fortune, especially on items such as carpets, units and appliances.90003 90002 Getting the best deal will often mean moving away from the big brand names and finding equivalents without the price premium. If you are clever, however, you can save on price without compromising quality. 90003 90002 To keep down costs, stick with a basic specification — so go for radiator-based central heating, carpets for floors and standard white sanitaryware, for example. 90003 90002 90003 90002 (Image credit: IQ Glass) 90003 90008 19. Limit the relocation of services 90009 90002 When you’re 90083 extending a house 90084, consider the position of fittings, for example, a new toilet.If yours can be placed in a convenient position for the existing soil stack, you’ll save on labour costs. 90003 90008 20. Maximise space with a mezzanine 90009 90002 Provided your ceilings are high enough, a mezzanine area could provide extra space for sleeping, with room beneath for a home office or just a quiet nook to relax in. Scandinavian Loft designs, creates and installs bespoke solutions to fit your space, with a standard or custom-size bed. The lofts come in a range of different materials and finishes including mdf, birch ply and metal and in your colour choice or with natural varnished oil.Customise your design with safety rails, bedside tables, ladders, stairs, storage, LED lighting and electrical sockets. 90003 90002 This birch ply mezzanine loft with stair storage costs from £ 6,000, from Scandinavian Loft. 90003 90002 90003 90002 (Image credit: Marcos Bevilacqua) 90003 90008 21. Find a problem-solving builder to cut the cost of an extension 90009 90002 If you want to keep costs down, it’s important to find a builder with both experience and an ability to think around problems.This is not always easy, but with good research locally, you will find a builder (or project manager) who can think on their feet. When you’re comparing quotes, do not just ask about extension costs; quiz your prospective builders, too, about their experience, how they’ve overcome problems, whether they work with a fixed team or a shifting workforce, and whether they have access to surveyors or architects. The answers will all help inform you of their experience and abilities. 90003 90008 22. Visit the site regularly to better control extension costs 90009 90002 Visiting the site to ensure the work is moving along well is a must during extension work.Doing so will allow you to ensure the project is moving along well, that there are no supply problems that your main contractor has not told you about, that the workers themselves are happy — and turning up — and that the schedule is being stuck to . There is a caveat if you’re looking to cut the cost of an extension: do not use these visits to make changes that will up the price in the long run. 90003 90008 23. Choose a team with experience in extending cheaply 90009 90002 When you have early meetings with architects, surveyors, structural engineers and even builders, ask about their experience in working on low-cost projects and make your budget clear from the start.If they are happy to proceed on that basis, ask if they can produce planning and building regulations drawings for a fixed price. 90003 90002 Find the team you need at: Royal Institute of British Architects, Chartered Institute of Architectural Technologists, Royal Institution of Chartered Surveyors and The Institution of Structural Engineers. 90003 90008 24. Reduce your house extension cost by considering an alternative solution 90009 90002 Could you avoid the cost of extending and consider a garage conversion or loft conversion instead? Both are brilliant options to transform dead space into more useful living space, which is what many of us are looking for at a time when we’re spending more time at home.Both are likely to be cheaper than building a new extension from scratch, food for thought. 90003 90002 90003 90002 (Image credit: Chris Snook Photography) 90003 90002 You could even consider adding a garden building, which makes for a sound home office upgrade if you’ve been working from home for the past few weeks, and due to continue this way for the foreseeable future. You’ll be (we can not promise) largely uninterrupted by the chatter of family life and it will help separate work life from time spent at home with others too.90003 90002 Architect Richard John Andrews designed the above garden studio for his practice in East London and self-built it with his assistant for just £ 12,500, using a timber frame modular system with sheets of plywood. It’s clad in lightweight corrugated fibreglass panels, topped with a polycarbonate roof and has bespoke timber sliding doors. 90003 90008 25. Talk to an estate agent first 90009 90002 Before you even begin to think about extending, talk to a trusted local estate agent about the knock on effects of it on the value of your property overall.Most will be available over the phone and will have their Covid-19 company update on their website to help organise the best way of getting in touch. Forever home or investment for a quick buck — whatever your future intentions, you’ll want to ensure that the spend you have planned does not exceed how much value you’ll add to your home with the extension. Breaking even in a forever home is not terrible; coming out in profit with an investment property is ideal; spending more than you increase the value of the house by is never a great idea.90003 90008 More on extending your home: 90009 .90000 20 House Extension Ideas | Homebuilding 90001 90002 Looking for house extension ideas? If you are planning on extending your home, then you will need to research what kind of extension you want to build. These 20 ideas will provide loads of design inspiration to help you create the best addition for your home and to get your project off the ground. 90003 90002 These house extension ideas below will give you advice about all the things you need to think about before you commit to extending — from how much value an extension will add through to how the addition is going to work with your existing home.90003 90006 1. Reconfigure Your Existing Space 90007 90002 When it comes to good house extension ideas, the existing space is often reconfigured to make the most of the new space. The reconfiguration will allow you to establish the optimum layout to make the most of access, views, natural light and privacy. 90003 90002 Internal walls and doorways can be added or removed to achieve the space you require and to integrate any new extension, to ensure you get real value and use from it. Consider the position of the entrance and central hallway — which should lead efficiently to all main rooms — and the relationship between key spaces, such as the proximity of the dining area to the kitchen.90003 90002 Use our Extension Cost Calculator. 90003 90006 2. Consider a Two-Storey Extension 90007 90002 Building two storeys rather than one is a great idea for those who are looking to achieve maximum value for money with their house extension idea, as the average cost per square metre (m²) is reduced by stretching the more expensive elements of roof and foundations over a larger area. 90003 90002 90003 90020 This cottage has been extended with a large two-storey addition and new veranda 90021 (Image credit: Simon Maxwell) 90002 You could also build an extra storey over the top of an existing single-storey structure, such as a garage (providing the existing foundations and structure are adequate enough).90003 90002 (90025 MORE 90026: How much will my extension cost?) 90003 90006 3. Choose the Right Materials for Your Extension 90007 90002 Another great house extension idea is to choose either a contrasting but complementary style, or make the extension look like it has always been there. The former is much easier to pull off well. 90003 90002 If you decide on the latter, make sure you copy the key design elements, roof pitch, materials and details like the brick bond and even the mortar colour, or your new addition will look wrong.90003 90006 4. A Contemporary Kitchen is a Great House Extension Idea 90007 90002 If you are looking to create a contemporary designer kitchen in your extension but do not have the budget for a bespoke design, create your own using modular units, combined with end panels, worktops and other features sourced elsewhere to recreate the same look. 90003 90002 Most trade suppliers do not offer panels large enough to create big islands or floor-to-ceiling banks of units to form an ‘appliance wall’, without obvious joints.You can overcome this by buying large sheets of MFC (melamine-faced chipboard) in a matching or complementary finish from a specialist such as Timbmet together with matching iron-on edging strips. Sliding metal timber unit doors to suit standard-size cupboard units are also available from CK Kitchens. 90003 90002 90003 90020 The Contour kitchen in Bumblebee matt yellow will add a vibrant splash of colour to a contemporary kitchen. From £ 6,538 90021 (Image credit: Wren) 90006 5. Add a Conservatory or Sunroom 90007 90002 If you are looking for a relatively inexpensive house extension idea, then this is where the conservatory or sunroom comes into its own.Smaller conservatories often do not require planning permission, are excluded from the Building Regulations and are fairly inexpensive, making them one of the most popular home improvements. 90003 90002 A conservatory can have its drawbacks, however: it must be separated from the house by external doors to reduce energy loss, and it can be difficult to heat in winter and keep cool in summer. 90003 90002 A popular alternative is to build a sunroom — an extension with large areas of glazing, but with a conventional insulated roof and typically one insulated wall (particularly the one facing the boundary).The space can be open to the rest of the house, and the temperature can be controlled more easily. 90003 90002 (90025 MORE 90026: On a budget? Here’s how to keep costs down when building an extension) 90003 90006 6. Do not Forget Ceiling Space When Considering Your House Extension Ideas 90007 90002 Tall ceilings can transform the way a room feels — larger rooms especially are made to feel even more spacious and impressive. An extension gives scope to add this feature for relatively little cost, either by digging down to lower the floor level, or by building up.In a two-storey extension this may result in a split-level on the first floor, which can add interest. 90003 90002 Where an extension is beneath a pitched roof, there may be the option to create a vaulted ceiling, open to the ridge. Instead of building a conventional flat ceiling with a void above, fit insulation within the pitched roof structure to create this feature. 90003 90002 90003 90020 This new extension features vaulted ceiling and reclaimed oak trusses 90021 (Image credit: Dave Burton) 90006 7.A Glazed Link is a Great House Extension Idea for Period Homes 90007 90002 When it comes to period homes, it can be especially difficult to find the right extension design to complement the existing property. One possible solution is to add the new space as an entirely separate building in a sympathetic style — either traditional or contemporary — and to join the two with a fully glazed walkway. 90003 90002 Choosing structural glazing for the walkway will reduce its visual impact and leave the original building’s character unaltered.This is a device favoured by many conservation officers and can work well in linking existing period buildings, too. 90003 90006 8. Fireplaces: Bear Energy Efficiency in Mind 90007 90002 With increasing emphasis on energy efficiency, many people are blocking up open chimney flues and air vents or excluding them from their extension plans. Yet there are two energy-efficient options that still give the feature and comfort of real flames and are fitting for any house extension idea. 90003 90002 Flueless gas fires are 100% energy efficient and require no chimney or flue: a catalytic converter cleans all harmful combustion gases, producing just water and carbon dioxide.Designs include traditional fireplaces and stoves, and contemporary hole-in-the-wall models. 90003 90002 The second choice is a room-sealed woodburning stove, connected to an internal air source to prevent any draughts. They are highly energy efficient and there are some exciting modern design options. 90003 90002 90003 Installed by Prasino Stoves the Michelle smart stove (above) provides a sleek space-saving, sealed pellet stove (Image credit: Prasino Stoves) 90006 9. Outdoor House Extension Ideas 90007 90002 A covered outdoor living area provides somewhere to sit or eat outside during the warmer months, but is protected from either too much sunlight or light summer rainfall.90003 90002 You could choose a traditional option, such as a loggia or veranda, or go more contemporary space, set beneath a projecting flat roof supported by slender steel posts, perhaps with an area of ​​slatted sun louvres. 90003 90002 (90025 MORE 90026: How to bring the outside in) 90003 90006 10. Choose Pocket Doors for the Best of Both Worlds 90007 90002 When it comes to your house extension design idea, if you can not decide between enclosing a new extension with a wall or going open plan, consider fitting sliding pocket doors, giving you the best of both worlds.When closed, sliding flush doors can give the appearance of a wall, but when open they can disappear within the wall, presenting a clear opening. 90003 90002 Pocket door systems are available off the shelf (try Em-B) or you can buy the running gear separately (try Häfele) and have doors made up to suit your own design. 90003 90006 11. Make Sure Your House Extension Idea Features Obscured Glazing for Privacy 90007 90002 Introducing lots of natural light is one of the key ingredients in successful extension design.Where a potential new window opening will look out onto a neighbour, the street, a side alley or directly onto a boundary, consider using obscured glazing, so you get the benefit of daylight but without anyone being able to look in or out. 90003 90002 Traditional options include textured or stained glass and glass blocks, and more contemporary options include acid-etched or sand-blasted glass and coloured glass. 90003 90002 90025 Key Tips 90026 90003 90108 90109 90025 If you can not match a traditional home exactly, do not try 90026.A contemporary contrast is a more honest solution in this case 90112 90109 90025 It’s all about light 90026. An extension will take away some of the light source to your original rooms, so make sure it is packed with glazing 90112 90109 90025 Create a feature 90026. Whether it’s a staircase, fireplace, kitchen island or something else 90112 90121 90006 12. Make a Feature Out of Your Lighting 90007 90002 Top tip 90003 90002 Independent control of each circuit using dimmer switches or smart switches with preset options is essential.90003 90002 A well thought out lighting scheme will create a great atmosphere in your new space, allowing you to use different combinations of circuits for different activities. 90003 90002 As well as 90025 ambient lighting 90026 to provide basic background light for everyday activities, include 90025 accent lighting 90026 in the form of directional spotlights, uplights, downlights, wall washes, baffled (concealed source) lights, table lamps and standard lamps to create light and shade, which is key for atmosphere.Add decorative lamps, for instance, above a kitchen island or dining table as 90025 feature lighting 90026. 90003 90002 90003 90020 Lighting can really help zone an open-plan space like this kitchen-diner featuring the Boston NIQ1330 pendant light from 90021 90020 Perrin Interiors Ltd 90021 (Image credit: Perrin Interiors) 90006 13. The Best House Extension Ideas Manage Acoustics 90007 90002 Contemporary extensions with glass walls, polished stone or concrete floors and crisp, clean lines can look fantastic, but they can also create acoustic problems as sound reverberates from one solid flat surface to another.Such problems need to be overcome by introducing soft sound-absorbent materials into the room. 90003 90002 However, rugs, curtains and soft furniture are not always appropriate — in a dining or kitchen area, for instance. An alternative is to fit some form of 90025 acoustic panels 90026. These can be fitted to the walls as textured profiled panels like wall art, or flat panels printed with any chosen image. 90003 90002 Find out more about controlling noise in your home 90003 90006 14. Frame the Views from Your House Extension 90007 90002 Position window openings to frame the best views and to improve privacy — by screening off any unsightly external features or neighbouring properties.Options include projecting bay windows and oriel windows set at an angle, with one or both reveals designed to act as a blinker. 90003 90002 90003 90020 This window seat artfully captures a view of nearby trees 90021 (Image credit: Simon Maxwell) 90002 Think about the shape of the window and the height of the cill, too — narrow elongated windows can create wonderful panoramic aspects, or be designed to frame a particular landscape view. Low-level windows can be effective at creating views when sitting or lying in bed.90003 90002 Window seats can be another useful device here. 90003 90006 15. Consider a Cantilevered House Extension Idea 90007 90002 Cantilevering is a useful device for creating design features such as balconies, mezzanines or whole storeys that project out from the floor below and appear to float with no visible means of support. 90003 90002 90003 90020 This award-winning cantilevered extension designed by 90021 90020 Adam Knibb Architects 90021 90020 is a clever solution to a challenging site 90021 (Image credit: Martin Gardner c / o Adam Knibb Architects) 90006 16.Make the Most of a New Staircase 90007 90002 If you decide to go for a new staircase when extending, consider making it a key design feature. Options include floating cantilevered treads, open treads, glass or metal balustrading, galleried landings, sweeping curves and spirals. It is probably the best opportunity to create an exciting architectural feature in the home. 90003 90006 17. Give Your Home an Exterior Makeover 90007 90002 Instead of building an extension to match your property’s existing architectural style, the project can become part of an overall redesign scheme that completely transforms your home’s appearance.This is a good technique for adding character and value to buildings that are bland, utilitarian, unfashionable, or which have been extended unsympathetically in the past. 90003 90002 You might be able to undertake the remodelling work under Permitted Development rights (whereby planning permission is not required), but do check with your local planning authority first. 90003 90002 90003 90020 This 1930s bungalow was also given an exterior facelift (and reclad in render) when it was extended 90021 (Image credit: Paul Arthur) 90006 18.Exposed Oak Beams 90007 90002 A vaulted ceiling with exposed oak beams makes a great design feature that gives a room instant character — ideal for a kitchen, sitting room or master bedroom. An entirely oak frame extension is ideally suited to a rustic-style property such as a cottage, farmhouse or a barn conversion, or an Arts & Crafts home. 90003 90002 A cost-effective option is to combine an oak frame principal roof structure (principal rafters, collar, tie beams, braces, ridge and purlins) with softwood rafters — the latter hidden behind plasterboard and insulation.90003 90002 An oak frame extension can be encased within structural insulated panels (SIPs) or any other construction system to ensure it meets Building Regs ‘standards of thermal efficiency. 90003 90002 90003 90020 Exposed rafters gives a more traditional country look in this extension designed by 90021 90020 Roderick James Architects 90021 (Image credit: Roderick James Architects) 90006 19. Introduce Natural Light into Your House Extension Idea 90007 90002 Bringing daylight into your extension from more than one direction to add multiple layers of light and shade, will greatly enhance the quality of space.90003 90002 As well as maximising window and glazed door openings, consider introducing a bank of rooflights, a roof lantern or a clerestory (a row of windows set just below ceiling level and above the eye level) to bring in light from above. In addition to bringing light deep into the floorplan of an extended home, these ideas will also help address issues regarding overlooking and privacy. 90003 90002 90003 90020 A roof lantern brings light flooding deep into this extended home 90021 (Image credit: Jody Stewart) 90006 20.Consider an Annexe 90007 90002 Where the garden is large enough, an annexe might well prove a more sensible and manageable solution than extending the existing house. A garden building might provide additional games space, but would be much more exciting as self-sufficient accommodation, providing kitchen, bedroom and bathroom spaces. 90003 90002 (90025 MORE 90026: Do I need planning permission for an annexe?) 90003 90006 Insuring Your Extension Project 90007 90002 Did you know that by starting an extension project, you could invalidate your existing home insurance policy? 90003 90002 Homebuilding & Renovating has partnered with leading insurance specialist Self Build Zone to provide bespoke solutions at market-leading rates.90003 90002 Get a quote now to protect your extension project. 90003 .90000 How Much Does an Extension Cost? 90001 90002 Are you planning to extend you home and wondering how much an extension is going to cost? 90003 90002 It’s a key question and one that needs exploring before your build begins. There’s lots to consider — how far you’re going to build up and out, the quality of the build that your budget can stretch to and how much involvement you’ll have in managing the project — they’re all factors in determining your bottom line. 90003 90002 To help you get an idea of ​​how much your extension will cost, we’ve pulled together five top tips that will help you set a budget before you begin.90003 90002 Here’s what to consider. 90003 90010 1. How Much a Single or Two-Storey Extension Will Cost 90011 90002 Depending where you are in the UK, the cost of a straightforward extension should allow for around £ 1,000- £ 2,000 / m². The standard of specification you choose will have an enormous influence on the build cost. On average, an excellent finish is 40% more than a standard finish. 90003 90002 Expect to pay roughly … 90003 90016 90017 Basic quality: £ 1,000 to £ 1,680 / m² 90018 90017 Good quality: £ 1,680 to £ 1,920 / m² 90018 90017 Excellent quality: £ 1,920 to £ 2,160 / m² 90018 90023 90002 Expect to pay roughly … 90003 90016 90017 Basic quality: £ 1,320 to £ 1620 / m² 90018 90017 Good quality: £ 1,700 to £ 2,000 / m² 90018 90017 Excellent quality: £ 1,800 to £ 2,500 / m² or more.90018 90023 90002 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. 90003 90002 Remember, balance the amount you are willing to spend on your extension with the estimated value it will add to your home. 90003 90002 (90039 MORE 90040: Building an extension: a beginner’s guide) 90003 90010 2. Factor in Other Costs 90011 90002 Top tool 90003 90002 Use our free extension cost calculator tool to estimate how much your extension project is likely to cost.90003 90002 There are many variables that will affect how much your extension will cost, such as: 90003 90016 90017 soil type (which affects the foundations) 90018 90017 what the extension will be used for (and how much it will cost to fit it out ) 90018 90017 how much glazing you plan to specify 90018 90017 size (it gets slightly cheaper per unit area as the size increases) 90018 90017 location (the most expensive locations are around 30% t more than the cheapest locations when it comes to labour) .90018 90023 90010 3. How Will Your Extension Project be Managed (and Who Will Do It)? 90011 90002 Your build route is based on how you want to manage your extension project and will affect how much your extension will cost. 90003 90002 How you manage your project could mean a 40% variation from the cheapest route, based mainly on DIY, to the most expensive route, in which a main contractor takes on the role of project manager. 90003 90002 Homeowners usually choose one of four main routes: 90003 90016 90017 90039 DIY: 90040 building on a largely DIY basis, substituting around 30% of the labour costs with DIY and employing help with the rest of the building work.Materials purchased directly 90018 90017 90039 Self managed / subcontractor: 90040 building using tradespeople hired directly. Minimal DIY involvement. Most materials are purchased directly 90018 90017 90039 Hiring a main contractor and subcontractors: 90040 building using a main contractor or package supplier to complete the extension to a weathertight stage, with the remaining work being undertaken by subcontractors with most materials purchased by self builder direct from suppliers 90018 90017 90039 Hiring a main contractor: 90040 building using a main contractor.Building in this way requires the least involvement from the self-builder. 90018 90023 90010 4. Get Accurate Quotes for Your Extension Costs 90011 90002 It sounds obvious, but not being clear about quotes and estimates can make a real difference to the accuracy of your pricing and how much your extension will cost. 90003 90002 90039 An estimate 90040 is normally a contractor’s guess as to what your extension will cost. Whether given verbally, or in writing, is not legally binding and the final bill may exceed it.90003 90002 90039 A quotation 90040 is a definite price. The written quotes should itemise the work to be done, provide a breakdown of costs and a total, and state whether VAT is included. 90003 90002 (90039 MORE 90040: Rear extension design ideas) 90003 90002 90039 Tips for Comparing Quotes 90040 90003 90016 90017 When you receive the bids, check whether there are any caveats that might involve extra expense 90018 90017 Compare provisional sums for work such as foundations to make sure you are comparing like with like 90018 90023 90010 5.Do not Forget to Add VAT to the Cost of Your Extension 90011 90002 Most 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. 90003 90002 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. 90003 90002 Some extension projects are eligible for VAT relief, such as: 90003 90016 90017 the conversion of an existing dwelling that changes the number of units 90018 90017 work to a building that has been unoccupied for at least two years 90018 90023 90002 To benefit from VAT relief from the above, you must use a VAT registered builder — you can not reclaim the VAT yourself.90003 .