HomeImprovement

The Essential Guide to

George Clarke’s top tips oncreating space in your home

Federation of Master Builders www.fmb.org.uk

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It’s not simply our vast array of products and services, it’s the hours of training and investment we make in every

member of our team that makes us different.

With a nationwide network of branches supplyingtimber and building materials, dedicated

manufacturing divisions providing specialist windowsand doors and timber engineering services, theHowarth Timber Group is focused on providing

market leading choice, quality, service and value.

Email. info@howarth-timber.co.uk Web. www.howarth-timber.co.uk Plan your project • Choose and work with a contractor • Useful advice

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Welcome 9Nail the rogues 10It’s a team effort 14Choosing a trusted tradesman 16Working with your builder 17Understanding planning permission 18Understanding building regulations 19Building the dream 20A shining light 22How to protect your new home 24Always use a written contract 25Space in your home 26Pushing the envelope 28Restoring symmetry 30Going underground 32

Growing up and growing out 34

Lofty ambitions 36

Views to thrill 38

Confidence in the kitchen 40

Getting wetter better 42

The gains of going green 44

Passive heat 46

Preaching to the converted 48

A rich heritage 52

Hearth & home 56

Picture perfect 57

Bring the outdoors in 58

Protection for your new extension 60

Advertisers’ index 61

Views to thrill 38-39Space in your home 26-27

Going underground 32-33

NEED A BUILDER FOR YOUR PROJECT? Visit www.fmb.org.uk/fab

Published by: Burrows Communications LimitedPublicity House, 106 Stafford Road, Wallington, Surrey SM6 9AYTel: 020 8773 3000 • Fax: 020 8773 8888 • Email: postmaster@burrows.co.uk • Web: www.burrows.co.uk

Our Advertisers:We gratefully acknowledge the support of all the firms whose advertisements appear in these pages. Without theirhelp we would not be able to produce this guide. As a reciprocal gesture we have pleasure in drawing the attentionof our readers to their announcements, but wish to make it clear that The Federation of Master Builders can acceptno responsibility for the products or services advertised.

Preaching to the converted 48-49Contents

It’s about helping you to make your home a better place to live; better looking,more energy efficient, more suitable to the way you live your life and morevaluable if you decide to sell up one day.

This guide starts right at the beginning, with tips to help you find the right builder(and avoid the rogues), how you can work together to achieve the house of yourdreams (without the nightmares), plus TV presenter and architect George Clarkeshares his top tips for creating more space in your home.

We tell you how to build a better relationship with your builder and we explain inplain English exactly what you should know about planning permission, BuildingRegulations and using a written contract.

You will find helpful advice from FMB builders on everything from building yourown home to a small garage conversion and everything in between, from the loftto the basement and the driveway to the back garden. We also have plenty to sayon the best energy-efficiency measures to make your home more comfortableand cheaper to run.

You’ll see pictures of the most inspirational projects throughout the guide, all ofwhich have been recognised by our expert panel of judges for the FMB MasterBuilder of the Year Awards.

www.fmb.org.uk http://blog.fmb.org.uk @fmbuilders

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This essential guide to home improvement isbrought to you by the Federation of MasterBuilders (FMB), the sign of building quality

Welcome

Editor – Matt BreretonMattBrereton@fmb.org.uk

Production co-ordinator – Sarah Gumbrellproductionservices@burrows.co.uk

Design and layout – Andrea Perrin

Advertising – generalservices@burrows.co.uk

Print manager – Bill Griffithsbill.griffiths@centaur.co.uk

With special thanks to: Beatrice Orchard, Emma Shean,Michael Holmes and all contributorsof editorial content.

Every year in the UK an estimated 89,000 householders are fleeced by rogue door-to-door traders masquerading as professionals

Nail the rogues

They’ll try to sell anything fromroofing repairs, guttering andgardening services to path and

driveway work. These rogue tradersfrighten their potential targets bysuggesting that their homes have loosetiles, problems with pointing, damp orguttering or that the driveway is inneed of repair.

Then there are the horror stories on TVabout loft conversion nightmares andkitchen extension disasters. It’s not reallysurprising that consumer confidence inthe home improvement industry is low.Citizens Advice receives around 60,000complaints every year about generalbuilding work and home improvements,although there are still more complaintsabout the used car sector.

It’s not an exaggeration to say choosingthe right builder makes the differencebetween having your dream home andfacing financial ruin, and money isn’tthe only thing at risk if the builder turnsout to be less professional thanoriginally promised. According toresearch, a whopping 43% of peoplewho have building work done on theirhome suffer stress, arguments andsleepless nights.

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HOW TO CHOOSE A BUILDERDon’t despair; there are plenty of steps you can take to avoid beingripped off by a rogue trader or a bad builder.

Always start by asking family, friends and neighbours to recommendbuilders they have used recently. Produce a detailed written brief of thework you want done, including plans and drawings. This is worth theeffort, being as specific about what you want as possible will make ahuge difference to the quotes you get back. Builders will often workclosely with an architect and will always help you to find someone toprepare the plans and drawings.

For high-value projects costing more than £30,000 make sure you thinkabout using an architect, or surveyor and try to choose one that isregistered with the Royal Institute of British Architects, the CharteredInstitute of Building or the Royal Institution of Chartered Surveyors.

Don’t be shy about asking the builders for references from previouscustomers and following them up with a phone call or visit to see theirwork for yourself.

Check that the builder has the appropriate level of public liabilityinsurance for your job. It’s not a legal requirement, but any buildingfirm that joins the FMB must provide evidence of their public liabilityinsurance cover.

When you are ready, always invite at least three contractors to visitthe project site, give them your plans and ask them to quote. Checkthat the quotations include everything that you would like doing –including removal of rubbish and all those finishing touches. And makesure the quotes are itemised. You want to see a separate cost for everyitem and every different aspect of the project – don’t settle for a lumpsum at the end of a few bullet points.

However tempting it might be, don't award a job on price alone.Consider the references and how well you got on with the builder. You will have a lot to discuss over the coming weeks or months and you must be able to understand one another.

Be clear about your budget, but build in some contingency fundingfor yourself. 15% of the total cost of the work is usually about right.

Agree a payment plan to suit you and your builder, never pay the full cost of the project up front and don’t be pressured into letting the builder start work before you are ready.

Always draw up a written contract with your builder, you candownload template contracts for free on the FMB website,www.fmb.org.uk

If you can't get a recommendation from friends or family, you cansearch for local FMB builders on the FMB website atwww.fmb.org.uk/fab

WHY USE AN FMBBUILDER?In order to join the FMB, a building firmmust:

• Have been trading for a minimumof 12 months;

• Pass an inspection of a job inprogress;

• Provide details of their employerand public liability insurance andundergo a number of backgroundchecks.

Every FMB member agrees to followthe FMB’s Code of Practice. Clientshave access to the FMB’s disputeresolution service should anything go wrong with the project. Most of the time, nothing will go wrong, butthe FMB’s dispute resolution andindependent adjudication serviceshould provide extra peace of mind.

All FMB members can offer clients awarranty on their work and the FMB'sinsurance broker has a product on offerfor every kind of building project, fromthe smallest of porches or internalalterations through to the largestextensions, loft conversions and evennew homes. For a fraction of thecontract value, a warranty will provideprotection before, during and after thecompletion of any project.

On top of all this, FMB members can register with TrustMark, thegovernment-backed scheme fortradespeople. The FMB is the largestand one of the original TrustMarkScheme Operators. The TrustMarkscheme is supported by theGovernment, the building industry,retailers and consumer protectiongroups.

To register with TrustMark, a builder or tradesperson must agree to aninspection of their work every threeyears. It’s the only governmentkitemark for endorsed builders andspecialist trades people.

HOW THE FMB'S FIND A BUILDERSERVICE WORKS• The FMB asks for some details of

your project, where it is, the type ofwork and whether you are lookingfor a specialist in any particular trade.

• The FMB matches your project tolocal FMB member firms.

• Up to five members can express aninterest in quoting for your job.

• Only five builders will ever be able tocontact you using the contact detailsyou provide, and you will be giventheir contact details.

• You can withdraw your job at anytime and you can add feedback oncethe project is complete.

To find an FMB builder, visitwww.fmb.org.uk/fab

You can visit the FMB Blog at any timefor the latest inspiration and tips onevery aspect of home improvementhttp://blog.fmb.org.uk

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NAIL THE ROGUES The FMB has linked up withTrading Standards and TrustMark to help spot and avoid roguetraders. Don’t forget, they ruinthings for good builders as well as for unsuspecting or vulnerablehomeowners. We have producedwindow stickers that you can putin your window to warn off anyrogues. The back of the sticker alsohas our top tips for getting rid ofrogue traders, as well as a contactnumber for Trading Standards.

Visit the website to order your free stickers and information leafletwww.nailtherogues.org.uk

8DON’T ANSWER TO COLD CALLERS• If a cold caller knocks at your door tell them you don’t buy from cold callers,

politely ask them to leave and shut the door.

• If the cold caller tries to stop you closing the door, call 999 and ask for thepolice.

• Report suspicious incidents to Trading Standards on 08454 04 05 06.

Many people spend a lifetimeplanning their dream homeright down to the tiniest

detail, but until they engage abuilder it’s unlikely the project willever get off the ground. Finding theright builder is crucial, and gettingthem on board early on in theprocess is also key, as they can talkyou through the design process, letyou know how much the architect’sdrawings will actually cost to build –and even save you money bysuggesting neat solutions to anyproblems the plans throw up. BenClear, of CRB Building & Roofing inEastbourne, has lost count of thenumber of times he’s helped a clientget their blueprints off the drawingboard and out of the ground.

“People wanting to completebuilding projects in their homeshave followed a traditional processrelatively unchanged since the 19th century: you meet an architect,you like their ideas; you employthem to draw them up; you revisethe drawings until you’re happy;then planning and buildingregulations are sought and finallyask builders to quote,” says Ben.“But it’s only at this last step thatyou find out how much it costs. It’s not surprising then that manyprojects fail at this point, when thehomeowner finally discovers that,despite their best intentions, theworks exceed their budget.”

So when is it time to call in a builder?“It’s always good to start meeting builders early in the process,” says Ben. “Start by asking your friends and family for a recommendation and use the Find A Builder service on the FMB website to find local members that may be interested in the work.”

Some firms may charge a small flat fee to work through a theoretical idea with you.As Ben points out: “We we were spending a lot of our time assisting people for free,when only around 10% became clients. So now we ask for a nominal £75 plus VATto prepare detailed budgets following a meeting on site. We then offer this back byway of a voucher to spend on any of our services should the work proceed. Thisenables us to spend more time on the detail. The service has become so popularthat architects we work with have started factoring it in to their own prices, so theycan give clients a true reflection of what their drawings will cost to actually build.I’ve not yet heard of any other builders offering the service, but there’s nothing tosay you can’t suggest the same idea to your builder to help you get more accuratebudgets in place when still at the planning stage.”

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You’ve dreamed and planned, found a piece of land, you’re almostthere with the finances and your architect’s on board. All you neednow is a main contractor, and you can turn those dreams into reality

It’s a team effort

So what are the main benefits of working together with client and architect while the plans are still being drawn up? According to Ben, these are fairly evident: “Experienced builders have a wealth ofknowledge when it comes to what things cost. Simply having your builder assessthe drawings before they are finalised and asking for their honest feedback is agreat way of saving money.”

Remember the builder puts a great deal on the line during any project – not onlywill they be out of pocket until their bills are paid by the client, but they also take arisk that they have accurately priced the work in the first place. Getting the architectand the builder together before costs are finalised allows the builder to suggestcost-effective alternatives and can bring the whole cost down.”

Ben Clear

So is it a good idea to work with a builder who has a priorrelationship with your architect?“It can be a very good idea to choose an architect and builder who haveexperience of each other, so do ask forreferrals and references,” advises Ben.“Their previous relationship shouldmean a good line of communicationbetween them, which can benefit youfinancially. However, there are benefitsfor clients whose architect isn’t over-familiar with their builder too – ifsomething goes wrong, professionaldistance between the builder andarchitect can allow for a disputeresolution that may be moreindependent. The FMB offers this service to all member firms and theirclients, so that’s also something worthtaking into consideration whenchoosing your contractor.”

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So in what ways could the right builder actually help save youmoney in the long term?Ben has a host of examples. “Your builder’s knowledge can save you money. For example, an architect may specify a certain insulation because themanufacturer offers handy online tools to help architects work out what type to use and how thick it should be. But that product may be harder and more costly to acquire than other alternatives that offer the same performance. We always lookat all the products listed by an architect and suggest any products with the sameperformance that cost less. More complex discussions can pivot around details likethe wall or roof design. For instance, some architects are sceptical of truss roofs forextensions, but these pre-formed trusses can often be used on quite complex roofs.We’ve introduced trusses into designs on many occasions, saving thousands ofpounds for our clients.”

And can you get this collaborative approach to save you money onyour project? “One way is a leap of faith; you stick with one builder throughout the process andtrust them not to overprice any of the works,” says Ben. “This is a leap too far forsome people. The other way is to have your architect check through the pricing andidentify any areas they feel may be high, or possibly even low, which could help toprotect both parties. I’ve seen this approach work well in practice, especially where a surveyor is used to assess the costs the builder provides. The builder will beunlikely to submit excessive costs as they know they are being carefully assessed.”

Would a builder reallyprice a job too keenly? “In my experience this is one of the most common mistakesmade by clients,” replies Ben.“I’ve regularly lost jobs tobuilders who submit asignificantly lower figure thanus, only to see those projectsstop halfway through, probablybecause the builder just walkedoff the job because he couldn’tdeliver on such a tight budget.”

So what are the golden ruleswhen getting an accuratecosting for your project? Easy, says Ben: “If it sounds too good to be true in building, then it is! Doyour research and ask lots of questions.

“If you’re following the ‘three quote’route, lay all the quotes side by side and start forming a list of questions. We produce pages and pages ofdetailed notes for our clients so theyknow exactly what they’re paying for. If your builder hasn’t done this, it’sdifficult for you to know what’s includedand what isn’t, and will inevitably leadto disputes during the project. Don’tforget: it’s your project, your home and your money, so if anyone in theprocess isn’t recognising that then youshouldn’t be employing them. Gettingthe right team of people behind you will lead to a successfully project for allinvolved and leave you with the homeyou wanted.”

CRB Building & Roofing is an FMB member firm from Eastbournein Sussex. Visit their website atwww.crbcontractors.co.uk for moredetails and to contact them aboutyour project.

But what if you just don’t feel ready to choose a contractor yet?“Well, that’s where the idea of ‘design and build’comes in,” says Ben. “This saves the clientmoney by exploiting the combined expertiseof the architect and builder as they seek to wina tender with both a design that not onlymeets the client’s brief, but also offers thembetter value for money than any of the othertenders. This works on very large projects asthe architect and the builder are more inclinedto prepare designs and costs speculativelybefore securing any promise of paid works.”

Finding a tradesman with the rightskill set and the right approach toyour job requirements can save

you money, time and frustration.TrustMark is the only national ‘find a tradesman’ scheme operating togovernment-endorsed standards. Weadvise all homeowners to only usereputable firms they know, or that havebeen assessed and inspected and arequalified to carry out the required work.

Recent research* by TrustMark revealed that almost 94% of peoplewould have more confidence and trustin tradesmen if they had undergone afull vetting and inspection process toensure their work met an industrystandard – exactly the safeguardswhich TrustMark provides.

HOW DO I FIND AGOOD TRADESMAN?Choosing a trustworthy tradesman isworth taking your time over. By doingyour research and finding out as muchinformation as you can about thetradesman you plan to use, you canensure your home improvements andrepairs will be carried out properly.

You already know that it’s a good ideato try and start the process by getting a personal recommendation fromfamily and friends. But if you are not able to take this approach, thegovernment-approved TrustMarkwebsite is another good place to start -www.trustmark.org.uk. The websitelists more than 23,500 licensed trades.

Be wary of some ‘customer feedback’websites as the reviews may onlyprovide a limited amount of consumerprotection. With TrustMark you cancheck the credentials of any tradesmanyou are considering taking on toensure they are legitimate and licensedfor the trade you are asking them tocarry out. By using a TrustMarkregistered tradesman you will also havethe ability to register a complaint in theevent something should go wrong.

Above all, never hire someone whoknocks on your door pushing for work.Say no, close the door and if necessarycontact the police. By following thisadvice you can be safe in theknowledge that you are protectingyour home and sanity by only takingon quality and trustworthy tradesmen.It will also ultimately cost you less,because any repairs or maintenancewill last longer and add more value toyour home.

The Federation of Master Builders is the largest and the original TrustMarkscheme operator, and all FMB membersare eligible to join this government-backed scheme for builders andspecialist trades, (www.fmb.org.uk). Further information about TrustMarkand how to find a local registered firmis available at www.trustmark.org.uk

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Choosing a trustedtradesmanFinding someone reliable and trustworthy is a priority when you havework that needs professional expertise. The good news is there arethousands of professional, skilled and legitimate tradesmen in the UKproviding a quality service. TrustMark offers advice on how to find them

* TrustMark’s research was conducted by AtomikResearch on 21 June 2013 among a representative UK sample of 1,000 homeowners, aged 18+.

Building or renovating yourhome can be stressful at the best of times, however

you can prepare yourself forcircumstances that are unplannedwell before the sledgehammerconnects with your wall.

The recipe for success really isabout building a good relationshipwith your builder, so that you learn to fully trust and understandwhat is happening at every stageof the project.

PUT PEN TO PAPER

It is vital to get a writtenagreement between you and your builder prior to any workcommencing on your property.Without this you have little to back you up shouldmisunderstandings arise furtherdown the line. Your writtenagreement should include:

• Exactly what work will becompleted;

• Cost of work;

• When the project will start and finish;

• A payment schedule.

You can download templatecontracts for free on the FMB website atwww.fmb.org.uk/contracts

THE CHECKLIST

You’ve found a builder that you arehappy with, a written agreement hasbeen signed and the costs andtimings agreed…now what? Take aread through the checklist below toensure you are prepared for what’sabout to happen, because once workstarts, it’s hard to hit rewind!

• Before work begins, make sureyou have all necessary permissionsfor the planned work

• Clear away or cover anything thatwill be near where the work will betaking place.

• Agree on where the skip will belocated, and where tools andmaterials should be stored.

• Set your house rules such aswhere to take boots off, whichareas need dust sheets or coversand whether the builders can useyour bathroom.

• If you don’t want the builders touse the bathroom, tell the maincontractor in advance so he canplan and cost a portable loo.

• Keep your children and pets awayfrom the work. It may be wise toconsider moving out for some, or all, of the project.

• Consider appointing a projectmanager – your builder may offer this service, you could do it yourself or use a third party. Yourproject manager needs to be ableto reach you at all times andpotentially make decisions on your behalf.

• Stay in constant communicationwith your builder and any projectmanager and organise frequentmeetings. If problems arise, alwaystalk them through.

• Try not to change your mindduring the work as it can add toyour costs. If you do, agree thechanges in writing together withany additional costs.

A HEAVENLY BUILDER (Yes they do exist!)Ian and Susan Wilbur wanted a new extension toreplace an out-dated conservatory used as a diningroom for their bed and breakfast business. Theyspecifically wanted the new extension to blendwith their 170-year-old property, which meant theyneeded a builder with expert skills in stonemasonry.

M Gaffney & Sons won the tender and Ian andSusan were delighted with their decision whenthey realised Michael Gaffney went out of his way to accommodate the needs of their family and business.

“Nothing was too much trouble,” said Ian. “We were updated daily on progress, and Michael went out of his way to make sure our businesswasn’t disrupted.”

Towards the end of the build Michael realised theextension would result in a small step into thedining area, which would prove difficult for thecouple’s disabled daughter and any disabled B&Bguests. To make sure this wasn’t a problem heraised the floor to make it the same level, allowingwheelchair access to the new extension. Two doorsalso had to be remade to fit the new conservatoryextension, and Michael absorbed the costs for this.

“We wanted something quite specific that matchedthe rest of the property,” Ian said. “The extensionnow has the ‘wow factor’ we wanted, which hasenhanced our business.”

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Working

The dos, don’ts and everything in between

with your builder

Your local council’s planning officewill be able to advise you on what permissions you require.

You’ll want to think about getting aprofessional to draw the plans for yourproject, and don’t forget to seek advicefrom your builder.

If it is required, planning permissionshould be granted before any workbegins.

DO I NEED PLANNINGPERMISSION?

Lots of home improvements willrequire planning permission, includingincreasingly popular microgenerationprojects. If you live in a conservationarea, an Area of Outstanding NationalBeauty, a World Heritage Site, or on theNorfolk or Suffolk Broads you willalmost certainly need permission.There are also specific requirements forlisted properties, which you will needto check.

WHAT ABOUTPERMITTEDDEVELOPMENT RIGHTS?

Permitted Development Rights allowyou to make some changes to yourhouse without the need for planningpermission. Permitted DevelopmentRights can apply to loft conversions,extensions, conservatories,outbuildings and porches. You will

find a number of useful interactiveguides on the permitted developmentrules on the Planning Portal websitewww.planningportal.gov.uk/permission

In 2012, the planning process for largesingle-storey extensions was simplified:

• If you live in a terraced or semi-detached house you can build asingle-storey rear extension of up to six metres from the rear wall of the original house without applyingfor planning permission.

• If you live in a detached house you can build a single-story rearextension up to eight metres from the rear wall of the original housewithout applying for planningpermission.

You still need to tell the council andsend the planning department a copyof your plan showing the site andproposed extension. The council willthen notify any adjoining propertiesand give your neighbours 21 days toraise any objections. The council thenhas a second 21-day period to give you permission to start your extension,or ask you to make adjustments.

TELL THE NEIGHBOURS

It’s important to keep the neighboursonside. The reaction of yourneighbours is an obvious factor thatcan affect whether or not you will begranted permission. Involve them inthe design and talk to them about thebuilder you have chosen.

PARTY WALLS

Discussing your plans with theneighbours will also ease the way if you need a Party Wall Agreement. InEngland and Wales, work carried out ona part of your property that adjoinsyour neighbours’ must comply with the Party Wall Act 1996. The Party WallAgreement covers work that might

have an effect on the structural strengthor support function of any wall on theboundary line, including garden walls.

Details of the proposed work must be officially notified to the affectedneighbour and no work may start untilall neighbouring parties have agreed inwriting to the notice. It is good practiceto record the state of neighbouringproperties before work starts and againat the completion of the work. You areresponsible for repairing any damage.

WHAT IS A LAWFULDEVELOPMENTCERTIFICATE?

If you are unsure, the best advice is toalways check with your council first. Youcan even apply to your local council fora Lawful Development Certificate if youjust want to be certain that your projectdoesn't require planning permission, orif you want to check that the existinguse of a building is lawful for planningpurposes.

The local water authority may alsoneed to be informed if work at groundlevel involves changes to anyunderground drainage.

PLANNING PERMISSIONAROUND THE UKENGLAND AND WALES

If you live in England and Walesmore information is available at:www.planningportal.gov.uk

ScotlandIf you live in Scotland moreinformation is available at:www.scotland.gov.uk/topics/planning-building

Northern IrelandIf you live in Northern Ireland moreinformation is available at:www.planningni.gov.uk

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Understandingplanning permissionAs a homeowner, you have overall responsibility to ensure that yourbuilding project complies with all relevant planning rules andregulations, but don’t worry, it’s not half as daunting as it sounds

In this article, Local AuthorityBuilding Control explains how theprocess can help to safeguard your

home, as well as your neighbours.

I HAVE PLANNINGPERMISSION, IS THATENOUGH?

Not all building works require planningpermission; however most do requirebuilding control approval. For example,structural alterations, ie removing load-bearing walls or chimney breasts,home extensions, loft and garageconversions, will all need buildingcontrol approval.

Even if you have planning permission,you are still likely to need a separatebuilding control approval as well. You are required by law to submit aBuilding Regulations Application and if you are unsure whether your workwill need building control approvalyour local council building controlteam will be happy to advise you. Use our postcode search atwww.labc.uk.com to find your localbuilding control team.

There are three types of applicationsfor building regulation approval:

• A full plans application is wheredetailed plans and calculations aresubmitted to your local councilbuilding control team and arechecked by a surveyor to make sure they meet the regulations. Thisgives you peace of mind that thework your builder is pricing formeets the regulations and ensuresthat the work on site will comply and be approved.

• Building notices are usually used for minor works such as removing aload-bearing wall. A simple form andsite plan are submitted to your localcouncil building control team andwork is assessed by a surveyor onsite to ensure it meets the buildingregulation standards.

• A regularisation application is usedafter work has taken place that hasn’tbeen subject to an application. Aretrospective application is usuallyused for building work that wascarried out without any sort ofapproval and is quite often neededby solicitors to legalise building workwhen properties are bought andsold. Acceptance is based on thelocal council building controlsurveyor’s assessment of the workand any remedial work undertaken.

HOW CAN LOCALAUTHORITY BUILDINGCONTROL HELP?

Our qualified building control surveyorswill check your plans to ensure yourproposed design and product specificationmeet the full range of building standardsincluding: structural integrity; fire safety;acoustic performance; ventilation;accessibility; and energy efficiency.Identifying potential problems at this stagewill save you time, trouble and expense.

When you and your builder are ready tostart on site, we will agree a schedule ofinspections, to enable us to check theworks at critical stages of construction and help you and your builder with anytechnical queries as the build progresses.We offer a same-day inspection serviceand are always just at the end of thetelephone.

At the end of the project we will provideyou with a completion certificate, whichyou will need when you come to sell yourhome and we will retain copies of bothyour plans and certificate should you needthem in the future.

Local Authority Building Control iscompletely impartial, offers a not-for-profitservice and can help protect you and your money. To find your local authoritybuilding control surveyor, or make abuilding control application online visitwww.labc.co.uk

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The building control process exists to ensureyour new home or extension is safe, well-builtand energy-efficient, reaching standards set for today’s homes, by the Building Regulations

Understanding building

regulations

Building your own home is a bit of a misnomer, as it’s unlikely you’ll bebuilding it with your own two hands. Far more likely you’ll work witha custom build company.

“It is imperative that you do your research on your builder and find theright builder for you at the earliest stage possible. A good builder can saveyou thousands of pounds in good design and material advice, so workwith your builder to gain and reciprocate trust,” says Jenna Frudd of FMBmember firm Fc7 Construction in Nottingham. “Make sure you get on withthem, which sounds obvious, but building a house is a journey and if youdon’t like each other it can be a very long process indeed!”

You need good drawings, preferably from an architect. But don’t get carriedaway with your design – lines on paper or a computer screen are relativelycheap, but the finished article will not be! “Architects are wonderful, but if youare working to a tight budget then intricate roof lines, window choices, androofing tile decisions can all add to your budget,” cautions Jenna, who alsoadvises getting the most detailed drawings you can afford.

“Your builder can cost exactly to your drawings, and if you are getting morethan one price you know the builders are all quoting on the same project.Make sure you plan your budget well and cost things properly – ie do youwant a handmade bespoke kitchen costing £50,000, or can you achieve it for £10,000? In my experience you can get a lot of kitchen for £10,000!”

Can’t find the perfect house? Maybe theanswer is to build it yourself. Custom-builthomes are becoming increasingly common,and aren’t as stressful as you might believe

Building the dream

Jenna has the following advice when itcomes to planning your build. Check off thedos and avoid the don’ts, and the projectshould run relatively smoothly:

Do ...• Go over and over your plans, walk

through every room planning where you want your electric outlets, aerialsockets etc.

• Create a “mood board”. Cut outeverything that you like from magazines,newspapers, brochures and catalogues,and even take your own snaps of designdetails you love, to show your builder the overall effect you are looking for.

• Design cupboards and storage areaswherever you can. Storage isn’tsomething you will thank yourself for scrimping on when you come tomove in!

• Try not to change your plans once you have signed them off with yourarchitect and your builder (changes canbe expensive).

• Ensure you have a contingency fund –something unforeseen always crops up.

• Always pay on time for work completedproperly and to the agreed programme.

Don’t ...• Just accept the lowest quotation, and

never pay up front.

• Keep quiet if you think something isn’tquite right. Shout up if you think youand your builder are at cross-purposes.

• Presume your builder knows what isinside your head – talk to them andmake sure they are 100% clear what you expect the finished build to achieve.

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TOP TIPS FOR ASUCCESSFUL BUILD

More than half the UK population saythey’d like to build their own home. If you’re one of those people, TedStevens, Chair of the National Self BuildAssociation (NaSBA), has some tips toensure your project runs smoothly…

• Do your homework thoroughly. Ittakes years to qualify as an architector a lawyer, and you will need a fairbit of design, planning, constructionand legal knowledge to tackle a selfbuild. It will take at least a couple of years to climb the learning curve.So read the magazines, visit the selfbuild exhibitions, pore over thewebsites and talk to lots of other self builders who have done it. A little knowledge is a dangerousthing; real knowledge is priceless.

• Work out where you may still needhelp and recruit really good advisors.So, for example, if you don’t know yourway around the planning system, findsomeone who does. If you’re not apractical construction expert, sniff outsomeone who is. Don’t kid yourselfyou can do it all on your own.

• Work out a realistic budget. Figureout what you can afford, and talk tomortgage providers to see what theymight lend you. Don’t over-estimateor delude yourself. And alwaysbudget for a 10%+ contingency fund.

• Identify where you want to build.Use the Self Build Portal(www.selfbuildportal.org.uk) toassess the land and constructioncosts in different parts of the UK (it varies enormously). When you’vedecided where you want (and canafford) your new home then you can begin plot-hunting.

• Clever self builders acquire theirplots before they go on the openmarket. So pound the streets, lookover walls, stuff cards throughletterboxes, exploit Google Earth and the Land Registry, or examinelarge-scale OS maps. All of these can help you find a piece of land that others may not have spotted.

• If your budget is tight, investigateteaming up with others to form agroup. By working together youcould save 40% of the cost of doingit on your own. And group self builds don't just build homes; theycreate fantastically supportivecommunities too.

• Plot first; then house design (notthe other way around!) Don’t beginto design your home until you haveacquired a site, as every housedesign should respond to the specificplot’s views, orientation etc. Similarlydon’t decide on the method ofconstruction until you know youhave the plot in the bag.

• When you have settled on yourdesign, find a large flat area and(using tape) draw it out full scale, so you can check the layout reallyworks. It is also helpful to engagewith your neighbours to explain yourplans and seek their support. If theneighbours don’t object, you will havea much easier route through theplanning system.

• Shop around to secure good dealsand discounts from materialssuppliers, builders’ merchants and tradesmen.Don’t accept the first quote foranything. Good negotiators can save tens of thousands of pounds on the final cost of their homes

• Invest in the fabric of your home.The basic envelope (walls/roof) isrelatively cheap to build. So go forspace that is really well insulated,rather than bling (expensive taps and other hi-tech gadgets).

Further informationThe Self Build Portal has masses of information, tips on how to find a plot and links through to FMB members who are experts in constructing homes.www.selfbuildportal.org.uk

The National Self Build Associationis the voice of the self and custombuild industries. It’s free to join forindividuals and the organisationprovides a range of discounts thatcould save you tens of thousandsof pounds.

Visit www.nasba.org.uk for moreinfo.

TIPS FOR FINDING A SITE:• Work out where you want to be and don’t compromise on location. If you’re building your “forever home” it needs to be in

the right location for you.

• Look out for problem sites – they are often cheaper and sometimes the problem is easy to solve.

• Work out any access issues and check they can be surmounted.

• Check for connectivity to mains electricity, gas and water.

• Don’t be afraid of demolishing a house that is on your perfect site. There is no VAT chargeable on a new-build – saving you20% on your cost.

• Is it in a conservation area? If so, planning permission may be more difficult to achieve.

• Go to the local parish council meetings and see how they deal with other planning applications.

• Try and become involved in your new community as soon as possible, and explain your plans to interested neighbours.

Fc7 Construction is an FMB member firm in Nottingham. Visit their website at www.fc7.co.uk for more information or totalk to them about your project.

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Lynne and Adrian Sprosonapproached 14 builders to createtheir dream beach-front home,

but MGS Building and ElectricalContractors was the only one willingto provide a quote. A major landslidehad closed the road to their site for 18 months, which made building theirnew home a massive task.

From the start the builders had toadapt the architect’s plan; thelandslide meant a lot more piling was required than had originally been planned. This was the hardestaspect of the job and, because theroad was closed, MGS had to delivermaterials to site across the beach at low tide. As so much extra wasneeded for the foundations, theyhelped find ways to save costs later in the build.

The result is a modern masterpiece –a super-insulated, 2,000sq ft, two-storey contemporary home whereevery main room is glass-fronted to allow unobstructed views acrossthe Solent.

Lynne explained: “We have alwaysbeen very keen on Modernistarchitecture and throughout ourteaching careers we dreamt ofmoving from the city and living bythe sea. The view is amazing andmost days we can see across to theIsle of Wight, and the church wherewe got married.”

From the sea, the house stands outfrom the houses around it, which arebuilt in a more vernacular style. Butthe Sprosons made sure the designdidn’t affect the views from the land.

A shining lightAn award-winning new build in the South East

At one stage or another, many dream of building their ideal home fromthe ground up. Lighthouse 65 is just such a unique new build home,which tested the skill of the builder with outstanding results!

The house sits seven metres belowroad level, with the roof acting as aparking deck for three cars. The houseis accessed via an illuminated glasscube that tops a concrete stair core –the “lighthouse” that gives the house its name, although it is not an officiallighthouse.

At night, triggered by a barometer, theglass is illuminated in such a way as to indicate local weather conditions:green when weather is fair; red whenatmospheric pressure drops.

“MGS delivered a house to a superbstandard, so much so that it won theDownland RIBA Award for a smallhouse,” said Lynne. “The architect hasrightly had many accolades for thishouse, but we wanted our builders to have the same recognition. MGS

really care about what they do, andthey made us laugh even in theblackest of moments.”

Lighthouse 65 is more than just aspectacular home, it’s the Sprosons’dream come true.

“We love living here every day,” saidLynne. “It is everything we hoped for.”

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• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

contact you• Choose the right tradesperson for your job

NEED A BUILDER FOR YOUR PROJECT?Find A Builder in South East England

For more inspirational pictures andinformation on Master Builder ofthe Year Award-winning projects, and to stay up to date with futureeditions of the competition, pleasevisit www.fmb.org.uk/awards

Although a warranty isn’tcompulsory, it does provideinsurance protection if

something goes wrong with your newhome within the first few years. Mostlenders will require one and it could be quite difficult to sell a house lessthan ten years old if you don’t have a warranty in place.

SUPPORTED BY THEMORTGAGE-LENDERSThe Federation of Master Builders(FMB) provides a New Homes warranty supported by most majorbanks and mortgage lenders and cover is often available even afterconstruction has begun.

The FMB’s New Homes warranty is welldesigned for self-builders and can caterfor innovative forms of construction. It is quickly becoming a recognisedalternative to the ‘traditional’ ten-yearstructural warranties currently available for new homes.

THE INSPECTIONPROCESS A New Homes warranty from the FMBincludes the technical support youwould expect, with something ascomplex as building a new home.

Your home will receive a minimum of three on-site inspections. These areusually carried out at foundation level,shell stage and completion of theworks. All inspections are carried outby a UKAS inspection body, the BritishBoard of Agrément (BBA).

HOW MUCH WILL ITCOST?The cost of a New Homes warrantyfrom the FMB will be based on thecontract value rather than selling price (and land costs in manyinstances). This makes the wholesystem more transparent.

If you would like to know more pleaseget in touch with the FMB to find outabout getting the right protection inplace for your new home.

Terms and conditions apply, please see full policy wording for details.

Visit www.fmbuildassure.co.uk, or call 01223 508407 to speak to theinsurance team.

If you have decided to get a home built for yourself you will need todecide what to do about getting a warranty for your new property

How to protect your new home

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WHY DO I NEED AWRITTEN CONTRACT?

To enter into a written contractthe parties will have to give somethought regarding its content.

This will help identify at an early stagewhether there are any differences ofunderstanding in regard to what workis required, terms of payment andtarget completion dates. Once thisdetail is agreed and recorded, theparties can rely on and refer to theterms of contract if any issues ordifferences in understanding later arise.

WHAT SHOULD THECONTRACT INCLUDE?

Generally, the higher the value of, or the more specialist the work is, the greater the level of detail that isincluded in the contract.

The Basics: Set out what work isrequired, the cost of these works and the terms of payment.

Design/Materials: It should be clearlyestablished whether the builder is tosimply build the works in accordancewith the client’s instructions (egarchitect’s drawings) or whether thebuilder is to design certain elements

of the project. It could be acombination of both. Similarly, itshould be made clear what materialsare to be used or, if this is not decidedat the time of the contract, the processfor agreeing what materials are used.

Completion Date: A target date forstarting and completing the workshould be agreed. If there is a delay, it should be established what effect this has on the completion date.

Termination: There will be somecircumstances where one or bothparties seek to bring the contract to an end. Consideration should begiven as to when the contract can beterminated and what effect this willhave on any works outstanding.

Defects: In almost every buildingproject there are likely to be some items that require making good oncethe works are complete. Usually a list of such items is prepared and thebuilder is given a period of time toreturn to the site to resolve these issues (called the defects liability orrectification period).

Post-completion: The client willusually want to receive the benefit of any guarantees etc relating to theworks. The contract should provide forthese to be handed over. In addition,practical issues such as removal ofwaste from site should be agreed.

WHAT HAPPENS IF I WANT TO CHANGE THE WORK?

It is best to record any changes inwriting because this is clear evidenceof the variation that has been agreed. It is recommended that the partiesagree a price for any variations beforethe variations are carried out, whichincludes any additional costs to thebuilder in staying on site longer thananticipated, and the effect it will haveon the completion date. A similarprocess should be undertaken whereadditional work is required.

WHEN SHOULD THEBUILDER BE PAID?

It is open to the parties to agree theamount and intervals that paymentsare made. Sometimes this is linked toachievement of particular milestonesin the project or the builder mayinvoice at regular intervals (iemonthly). The procedure for thebuilder to submit their invoice, thedate payment becomes due andwhether the client has a right toobject to payment of the invoiceshould be considered.

Don't forget, you can downloadtemplate contracts for free on the FMB website, www.fmb.org.uk

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Always use a written contractHome improvements can be a stressful experience. In this article,Hewitsons LLP Solicitors explain how a clear written contract canminimise the risk of issues arising between builder and homeowner

It is no coincidence that Channel 4now call me ‘the spaceman’, becauseI’m so obsessed with making

beautiful spaces in British homes. Thespace in your home is so important, as it defines the scale, shape andproportion of all the rooms you have in your home and it shapes the wayyou and your family live within thatspace from day to day.

It is also important to point out that agood piece of architecture and a goodhome aren’t necessarily about the

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Space in your home

Architect and TV presenter George Clarke offers some of his top tips oncreating additional floor space, letting in more natural light and gettingyour storage solutions just right, and all without breaking the bank

quantity of the space you have, but thequality of the design of the space. Forme, good design isn’t really about style.Style is a matter of personal taste and,personally, I’m a fan of both modernand traditional buildings, as long asthey are well designed and appropriateto the context into which they areplaced. What I learnt at very young ageis that a good internal space genuinelyhas nothing to do with style. A goodspace is a good space irrespective ofstyle, fashion and taste. So what makesa good space?

When it comes to a creating a goodspace for a home, in the first instance,it has to be of a scale and size thatsuits its purpose, it needs to functionproperly with the furniture, lightswitches, plug sockets all in the perfectposition, with the correct level ofstorage and surface finishes that areappropriate for what the space needsto do. You want there to be enoughspace for the room to work well in the most efficient way possible, but not have too much space to the pointwhere it seems wasteful, pointless oreven indulgent.

Once you achieved all of theseminimum requirements of a well-planned and functional space, you canthen become more adventurous andtake the design of a space to the nextlevel. By pushing the design process ina more creative and imaginative wayyou can take your functional room andexplore the possibilities of space andarchitecture. The possibilities can beendless and I’ve adopted all sorts ofspatial tricks to reconfigure rooms insome of the most ordinary homes

What I learnt atvery young age isthat a good internalspace genuinely has nothing to dowith style.

WORKING WITH AN ARCHITECTGeorge is right about getting helpfrom an architect. It's important toproduce a detailed written brief ofthe work you want done, includingplans and drawings. This is worththe effort, being as specific aboutwhat you want as possible will make a huge difference to thequotes you get back from builders.

Most builders will work closely withan architect and will always helpyou to find someone to prepare the plans and drawings.

More information is available fromthe Royal Institute of BritishArchitects:

Visit: www.architecture.com Call: 020 7307 3700Email: cs@riba.org

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imaginable in a very affordable way.You don’t want any of the moves you make to be willful or just shapingsomething for the sake of it. Makingelegant and simple architectural moves are often the best. You can thinkabout adding space by building loftconversions, side return extensions and extensions on to the back of yourhome. You can even create spacewhere no space exists by diggingunderground to add a new basementbeneath your existing home. But theamount of space you have in yourhouse right now, if reconfiguredproperly, could be enough to create thehome of your dreams and you don’tneed to break the bank to get there.

I make the pen do the work as workingideas out on paper is much cheaper and easier that mocking them up onsite. You can look at so many differentoptions from changing the arrangementof a room, creating a greater sense ofspace by raising flat ceilings up to thepitch of a roof, creating high level decksand additional floor space by installingmezzanine levels, by breaking throughinternal walls to make rooms flow betterfrom one to another, or by breakingthrough an external wall to capture aview, to cutting open an existing roofand adding a high level roof light toflood a room with natural light. Theseare just some of the ways that anordinary domestic room can betransformed into a beautiful piece of breathtaking architecture.

The key to designing a great space is to work with an architect whounderstands you as a unique client,understands what your family needsnow and in the future and who can seethe potential in any uninspiring home.Employing an imaginative and creativearchitect to redesign your home can be truly life changing and you’ll beginto realise that even the smallest ofdomestic spaces can be magical.

If you want more space but don’t know where to start, then don’t panic. Your typical FMB builder

will probably be able to conjuretransformative new spaces in ways you never dreamed possible.

It’s important to start with firstprinciples. Karolina Kisiel-Hart, of PSKDevelopment, an extensions specialist,says: “How much land is there at theside or back or both, will dictate howfar you can extend. See if any of yourneighbours have carried out similarextensions, which may give you a clueas to what you could get past planning,but bear in mind planning rules dochange – so any scheme you come upwith must be checked out with thelocal planning office.”

Even though permitted developmentrights in England have recently beenextended, it’s not the case that you canjust build what you want, where youwant. “There are some rules that youmust follow, such as building

regulations, and others set by theplanning office, including the size ofextension and the materials used,”Karolina advises. “Regarding the style of your development, there is amovement towards much morecontemporary developments now, withplenty of glazing to allow light to floodthe new area of your home and ensureinternal spaces are not dark due to theadditional living area,” she adds.

Bear in mind your neighbour mayobject to any planned development, so it is always a good idea to talk tothem from the outset. “Any work thatyou carry out will invariably impact onthem, and the whole process will bemuch easier if you have them onboard,” says Karolina. “Try to get partywall agreements in place – you can do this yourself taking standardwording from the internet. Perhaps you could also offer to sign a party wall agreement for your neighbour, incase they want to carry out somethingsimilar in the future.”

And you probably need an architect –unless the builder offers a designfunction as part of their package.“There are certain things that have tobe documented, such as the plans forthe council and the building inspector,and structural calculations which willensure the construction confirms tobuilding regulations,” Karolina explains.“It’s a lot easier if there are drawings forthe builder to follow, as then everyone

Pushing Your needs are changing, but you aren’t in a position to move house. Anextension could be the answer and, under permitted development rights,you may not even need planning permission. What are you waiting for?

the envelope

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will be in agreement on what needs tobe done. We prefer projects to have adetailed documented specification, butyou can put this together yourself anduse it to agree a price for the project.The more thought and effort at theplanning stage, the easier it will be tomanage your project later and it willensure that there is less room for errorsin interpretation.”

Another top tip is to think about howyou will use the extension, and howyou can make it work for you. “Buildingin energy-saving measures is a greatidea, not just because there are certaindeals to be made (eg a free boiler witha purchase of solar panels) but alsobecause they will save you money inthe long term,” says Karolina. “Solarpanels can be used to heat your waterfor an under-floor heating system for example, which means reducingyour gas consumption. The otherpracticalities are determined by whatthe space will be used for.”

But it’s not all plain sailing, and a poorlydesigned extension can devalue ratherthan add value to your home. “Themost common mistake we see is thatpeople choose the cheapest builderand then they are not able to carry out the work to the buildingregulations or they are not an honestenterprise,” warns Karolina. “Always get at least three quotes, always checkwhat previous work they have carriedout by talking to or better still visitingprevious clients.”

Once the job has begun, it is important to keep on top of theprogress. “The most important thing iscommunication between a client andtheir contractor,” stresses Karolina.“Have weekly meetings to go throughprogress, discuss any concerns and toagree anything that crops up or anychanges you want.

“We have never worked on a projectwhere there have not been anychanges to what was initially plannedor in the specification, but we try tocatch these early on so we can makethe changes with as little impact to thecost, project progress and completiondate as possible. We suggest followingup important conversations in writing, so there’s no misunderstanding later.”

If it seems an extension could be a lotof hassle, fear not. It will all be worth itin the end. “I certainly think addingvaluable internal space to a home isworth it!” says Karolina. “In this countrywe spend more time inside thenoutside, and by increasing our internal

footprint we can really enhance qualityof life. In some previous projects, justadding a small extension has enabledremodelling of the downstairs livingspace into a more practical and visuallyattractive environment for our clients.In other projects, an extension hasadded another distinct room, such as a downstairs bathroom or utility,which adds value to the property.”

Just one word of warning though –ensure you have a contingency fund.“Until your contractor starts digging or knocking holes in the walls, theywon’t know what condition internalcomponents of the building are in. Thecontingency fund isn’t always needed,but it is good to prepare for the worst,”says Karolina. “Examples of issues wehave had to deal with in the pastinclude a mediaeval well we had tobuild a bridge over, rotten structuraljoists supporting a roof structure wherewe had to rebuild the whole roof, and a house built on landfill to which weneeded to add piling to make thestructure sound!”

PSK Development is an FMB member firm in Ealing, WestLondon. Visit their website atwww.pskdevelopment.co.uk to find out more or to contact themabout your project.

• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

contact you• Choose the right tradesperson for your job

NEED A BUILDER FOR YOUR PROJECT?Find A Builder in London

DON’T OVEREXTENDYOURSELFKarolina Kisiel-Hart of PSK Developmenthas the following advice to anyoneplanning an extension:

• Always spend sufficient time at theplanning stage. Don’t scrimp onplanning and it will be a better qualitybuild in the end.

• Please listen to your contractor when you are scheduling the work.Unrealistic expectations can lead todisappointment and stress, so if yourbuilder is telling you the job will takea certain length of time, then takethat on board.

• Your contractor will have to juggleother projects, so any delays indecision-making have a knock-oneffect on the start date. You areentitled to a statutory ‘cooling offperiod’ when agreeing building work, so if your contractor is pushing to start work straight away,then ask yourself why and maybe go elsewhere.

• Ask for a written contract as well as a written quote. We use plain-Englishcontracts whenever we are agreeinga job, for example the FMB’s plain-English contract can be downloadedfor free at www.fmb.org.uk/manage-your-project/free-contracts/building-contracts

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Arnold Yoke is a Grade II listedKentish Hall House with afascinating history spanning

600 years. No-one knows who Arnoldwas, but “yoke” describes a plot of landthat could be ploughed by two oxen,the smallest holding liable for taxes inmedieval times.

Built as a four-bay hall house – an oakstructure in four sections – the buildingchanged greatly over the centuries. Thefront elevation was given a Georgianfa!ade and extra living space under aswooping roofslope added in the 1800s.Most significantly, the original southernbay had been lost, giving the house alopsided appearance.

Owners Richard and Tricia Stilemanhad plans drawn up to replace themissing section with a jetted baymatching that on the northern side.Aesthetically, this would restoresymmetry to the house and, infunctional terms, add 25% to theinternal space with a new ensuitebedroom, kitchen and day room, andreconfigured living and dining rooms.

Finding the right builder to carry outthe work was crucial, as Richardexplained: “We were anxious that asmuch as possible of the new oak frame should be revealed both insideand outside the house, so great carewas needed with all jointing and withthe finishes.”

Fortunately, they found Paul Ray, a local builder who had undertakenexcellent work for the owners’ friends.Although Paul’s firm doesn’t specialisein historic properties, he completelyrenovated the barn in which he himself lives and in doing so learnedmuch about working with old oak. This proved a huge asset and, while hisquote wasn’t the cheapest, it was themost appropriate for the scope of work.

Unforeseen problems are inevitablewhen parts of an old house are strippedback to the core. Everyone assumedthat the ivy-clad southern wall, whichwas to be replaced, would be verticalbut when the ivy was stripped off, thewall beneath was bowed, while thenew oak frame was square.

An award-winning renovation for less than £250,000 in the South East

Restoring symmetry

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Fortunately, everyonesaw eye-to-eye and the project wascompleted on-budgetand within the original 20-week schedule.

“This was the greatest problem in the build and required an immediatedecision,” said Richard. “Thankfully, one of Paul’s attributes is that nothingseems to phase him. He never sees aproblem, just an interesting challenge.The result is nearly perfect to the eyeand only a real ‘anorak’ can tell how itwas achieved.”

Paul also had to deal with two projectmanagers – the architect who officiallyheld the role, and Richard, who was onsite throughout and loved watchingand asking questions. Fortunately,everyone saw eye-to-eye and theproject was completed on-budget andwithin the original 20-week schedule.

For more inspirational picturesand information on MasterBuilder of the Year Award-winning projects, and to stay upto date with future editions of thecompetition, please visitwww.fmb.org.uk/awards

If you live in an older house, builtbefore the Second World War, then a basement or cellar extension may bea good way to increase your livingspace. So why are older properties bestsuited to this kind of conversion? “Themajority of older properties, built priorto the 1950s, are ideal for a basementconversion/construction because manyof the properties are constructed with a timber suspended floor over a sub-floor void, says Maggie Smith, of London Basement. “This means we can carry out the construction of the basement from outside, byexcavating in the front garden, belowthe front window, breaking throughbelow ground, putting in the necessarysupports and excavating/underpinningbelow the property, while our clientscarry on living in the property, withminimal disruption.”

But don’t despair if your home has aconcrete floor, as there may still beoptions. “This is also often possible whena property has a solid concrete floor,dependent upon the construction of thefloor, as we at London Basement have

actually pioneered a method of workingbelow solid floors,” adds Maggie.

Burrowing underground might soundlike the perfect way to extend withoutannoying the neighbours, or evenhaving to apply for planning consent,but that’s not strictly true, Maggie pointsout. “If you wants lightwells/windows in your basement, which is reallyrecommended to provide natural lightand air, then you will require planningpermission, plus of course you will haveto comply with building regulations.Party Wall Awards are also required ifyou are within three metres of yourneighbour’s property. Your specialistcontractor should be able to help youwith these things, as well as dealingwith the utility companies wherenecessary,” Maggie says.

“Another benefit of working with aspecialist such as London Basement is that our clients don’t require anarchitect, as we can submit all planningapplications and carry out the fulldetailed design and the structuralengineering element,” Maggie points out.

So what are the practicalities you needto worry about? How about stairs andfire exits? Plumbing and drainage?Natural light? Will you lose heat fromthe property, and can you add energy-saving measures while converting?Plan for these at the design stage, andmake sure you cover all eventualities,advises Maggie: “If you are using a basement specialist, all of thesepracticalities will be taken care of as part of the design, ie fire exits areprovided by installing a ladder in thewall of the lightwell and, even if thelightwell has a grille over it, therewould be a lockable hatch in the grillethrough which you could escape.”

Not everyone would think of doublingup their lightwells and fire escape, butit’s a neat little design tweak. “Baywindows, generally in the front, aretaken down into the basement andlightwells can also be provided at therear or side, which can be covered byglass/grilles and these all provide goodnatural light,” adds Maggie. “Internallighting is important and downlightersprovide the best form of light internally.Most of our clients are very surprised at how bright a basement actually is,even without the lights on.

“It is thermally efficient, particularlywith the use of under floorloor heating,although some clients prefer radiators.

GoingundergroundIf you can't extend outwards or upwards, then you may well be able to expand your home below ground, whether you have a pre-existingbasement/ cellar or not. Older style properties are ideal, although it isstill entirely feasible in many modern properties. Here's how to do it.

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Many of our clients have told us thatthe temperature in a basement isperfect – cool in the summer andwarm in winter.”

Choosing a contractor with someexperience in this area would be asensible move, then? Maggie couldn’tagree more: “Some builders may quotea much cheaper price to deliver abasement, but once they start workthey soon realise that they are not upto it, as it is a very specialised field.

“When obtaining quotes, ask to seesome basements that the company hasconstructed. Try to use a company thathave plenty of experience and history,as there are a lot of companies‘jumping on the bandwagon’ trying to win work in what they imagine to be a very lucrative field, so you needto know that you have the best whenyou are dealing with the foundations of your property.

“You should speak up immediately if you feel that there is a problem or if you want to make changes, beforethings progress too far,” cautionsMaggie. “Every project should have a project manager who is in regularcontact and can respond to anyproblems straight away. Once again, it is imperative to know that you have a company with a good few yearsexperience and then there should notbe any concerns.”

It seems a basement conversion couldbe a lot of hassle. How do you knowyour project will all be worth it in theend? “Any building works bring somehassle, but with the right company thiscan be minimised, as long as there is agood dialogue,” says Maggie. “The vastmajority of our clients say it is morethan worthwhile in the end when theyhave a whole new floor level to live in!”

And what about a contingency fund to carry out a project of this nature –surely there are many more “hidden”problems you can run into when you’redigging under the foundations of yourhome? “There are some things thatcannot be foreseen,” agrees Maggie.“Although when a company like ourshas built more than 1,000 basementsand has worked on most styles ofproperty, these risks can be minimised.

“Occasionally we can come across aconcrete mass below ground that willslow down the works while it is brokendown and that will incur extra cost –and once we found a well, which weworked around and still constructedthe basement. Unfortunately, there isno way of finding out what is belowground until we start digging, butoccurrences like this are rare.”

London Basement is an FMBmember company based in Isleworth,Middlesex. Visit their website atwww.londonbasement.co.uk to find out more and to talk about your project.

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A PROPER GROUNDINGMaggie Smith of London Basement has thefollowing expert advice to anyone thinkingof carrying out this kind of project:

• Find an established and reputablecompany with plenty of experience inboth structural and waterproofing works,both of which are key.

• Give careful thought to what rooms youcreate to make the new floor level moreversatile, ie in addition to the living/play/games space you want, a utility room can double up as a kitchenette, plus abathroom means it can provide guestspace, with a study or home officedoubling as a guest room. These thingswill also mean you don’t have to keeprunning upstairs every time you want acup of tea!

• Once you have completed your newbasement level, you can maybe thinkabout reconfiguring the ground floorlevel, to make the whole area work better together.

• Keep neighbours on side by talking tothem in advance, so that they are aware of what you propose and don’t find outfrom the party wall surveyor/planningsubmission.

An award-winning renovation for under £100,000 in the South West

Growing up and growing out

Adecade after moving from a largehouse in Scotland to a smallerbut more expensive one in

Cheltenham, Anne Laker was finally in a position to create the spacioushome she really wanted for herself, her husband and two teenage sons.

“I had lived for nearly ten years in ahouse I didn’t like, so this buildingproject was really important and I wasdetermined to get it right,” she said.

The project would create a wealth of space with a three-storey rearextension incorporating a basementgames room, a large ground-levelgarden room and an extra bedroom.

A champion for local businesses, she consulted nearly all the builders inthe area before choosing, partly on thestrength of their obvious enthusiasm,Thorn Homes, a young family-runcompany headed by Trevor Thorn.

Work began during one of the coldest spells the UK has experienced. Excavating the basementmeant digging through heavy clay soil and, with temperatures fallingbelow zero, the ground frozerepeatedly.

“This wasn’t an easy build andnumerous complications arose, but all problems were swiftly resolved bytalking to Trevor,” explained Anne.

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“We were already happy with thedesigns for the property, but Trevorreally brought them to life. I think it istrue to say that his greatest strengthlies in his ability to interpret andexpand upon the original plans andinitial brief in order to improve both the visual appeal and the usability ofthe new living spaces, both inside andoutside the property.”

The Lakers lived in their homethroughout the build, and appreciatedthe efforts made by the builders tominimise the disruption to their lives.

Anne said: “The build took six months and, as we were living in the house at the time, it helpedenormously that the builders were so accommodating, keeping their site tidy and clean throughout. Thismade a big difference.”

The Lakers had also budgeted to buy a new boiler after the build,thinking that the extension wouldcost more to heat. In fact, theextension is so well insulated thattheir heating bill has actually gonedown slightly.

• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

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NEED A BUILDER FOR YOUR PROJECT?Find A Builder in the South West

My home now so far exceeds myexpectations; I amdelighted on a dailybasis with theappearance andusability.

“My home now so far exceeds myexpectations; I am delighted on a daily basis with the appearance andusability,” said Anne.

“This was a really complicated build.Thorn Homes is an excellent exampleof the ‘grassroots’ UK buildingindustry, and shows that greatbuilding work can enhance not onlythe quality of clients’ homes, but alsothe quality of clients’ lives.”

For more inspirational pictures andinformation on Master Builder ofthe Year Award-winning projects, and to stay up to date with futureeditions of the competition, pleasevisit www.fmb.org.uk/awards

35

Did you know that if you have your loft professionally converted –maybe into a new bedroom and bathroom, or an office space/gamesroom – it could add up to 20% to the value of your home? Well it can

Lofty ambitions

So you’re thinking about movinghouse because you need morespace, but have you considered

all your options? For many people theloft may be the best place to start.

“Most lofts can be converted, but thereare three main things you need tocheck to be sure,” says Duncan Binnie,of John Duncan Ltd, a loft specialist.“The first and most important is theinternal height of the existing loft, from the top of the ceiling joist tounderneath the ridgeboard in the apex. This measurement is critical and needs to be 2,500mm to suitablyconvert. Some say 2,300mm issufficient, but I couldn’t disagree more. The second consideration is the pitchof the roof. In general the pitch is finefrom 30 degrees plus. The third thing toconsider is the footprint of the existingloft space. As a minimum rule ofthumb, internal walls should measure5,500mm side to side inclusive ofchimney and 7,500mm front to back. If you are in and around the above as a minimum then you should be able to convert,” says Duncan.

Once you have roughly establishedyour home is suitable for a loftconversation, think about how you

would like to use it; perhaps an extrabedroom with en-suite bathroom, ormaybe a den or playroom for yourgrowing children. How about a space to relax or study? Or it could be a multi-purpose room with a combination ofuses, such as extra living space whichdoubles as guest accommodation. Ifyou are going to include a bathroom,will it be a shower room or will there be space to include a bath? When youare thinking about planning a bathroomin a loft, remember to leave plenty ofheadroom. Also think about storage, as built-in space can often be included,especially in the eaves.

It’s worth also considering local planningregulations, and to think about how yourconversion will fit in with neighbouringproperties. “You certainly can’t just dowhat you like,” cautions Duncan. “Butyou don’t necessarily have to be 100%‘in keeping’. You are generally governedby the various regulations set by yourlocal council planning department andbuilding control.

A permitted development on the otherhand often applies, with a large-sizeddormer to the rear and even buildingup the gable if you have a hipped roof.However, it is advisable to fill out

what’s generally known as ahouseholder enquiry form, whichshould be available from your localcouncil, to check what restrictions andregulations may apply,” Duncan adds.

It’s crucial that you get plans properlydrawn up. Make sure your builder isworking to accurately measured plans,which consider all elements of thebuilding, including how the changeswill affect the roof and loft spacestructurally. And there are some pitfallsparticular to loft conversions that areworth avoiding.

“Stairs to a new loft conversion canprove difficult. There are regulations to abide by, such as the minimum two-metre head clearance under and above the stairs. Fire exits are notneeded in a home, as they would be ina commercial building, but means ofescape should be considered and fireprevention/detection should also beincorporated,” says Duncan.

“Plumbing will normally be a case ofadding on to the existing system; incertain cases after tests and surveys are carried out, the system may requireupgrading,” Duncan continues. “Theinsulation properties of your home may

36

need to be improved, or certification for thework might not be granted. Building controlwill always inspect this to make sure thestandards are met and that energy-savingmeasures are at a maximum.”

With a little careful planning and the rightdesigns and contractor in place, however,your loft conversion should go smoothly. It’s always worth having a small contingencyfund in place in case of unforeseen problemsor overruns, but in general a loft conversionwill be highly rewarding, adding usable spaceand value to your home.

HIGH EXPECTATIONSIt’s important not to get too carried awaywhen planning a loft conversion. DuncanBinnie of loft specialist John Duncan Ltd hasthese words of caution:

• Remember the “floor plan” of your designmost likely has angled ceilings above it,which could be restrictive to movementand the type of furniture you can have.

• As a company we bring everything in fromthe roof and have a specialist method ofcutting out the stairwell, which leaves nodust or debris within the existing spacewhatsoever. Also we finish all the plasterwork other than in the stairwell beforeconnecting the new loft space with theexisting space, leaving very little mess to contend with. Make sure you aresatisfied with your contractor’s plan tominimise dust, debris and disruptionbefore signing up.

• Don’t overestimate the size of the spaceyou are going to get. By necessity mostdomestic loft conversions offer usablespace of ‘cosy’ dimensions, best suited tosleeping, play or office space.

• Don’t forget to get everything down anddetailed in writing before starting. Youneed a contract that suits both parties, a water-tight specification of works and a sensible payment program. You can find free to use template contracts on theFMB website at www.fmb.org.uk/manage-your-project/free-contracts

• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

contact you• Choose the right tradesperson for your job

NEED A BUILDER FOR YOUR PROJECT?Find A Builder in the North East

FROM THE TOP: CHOOSE YOUR CONTRACTORWhen it comes to lofts, most builders will be happy to give you a quote. It may be advisable hiring a specialist, to maximise the space and your options, and tominimise dust, debris and disruption. Duncan Binnie of John Duncan Ltd has thefollowing expert advice:

• Get the most detailed drawings done you can, and make sure they are made fromreal, accurate measurements on your actual home, as opposed to from blueprintsor estate agents’ floorplans, as these can differ wildly from the true situation.

• Ask family, friends or neighbours to recommend builders they have used recentlyand make sure they are loft conversion specialists. You can also search forspecialists in your area using FMB's Find A Builder service.

• Ask the builders quoting for the job to come out and inspect the loft in person,and make sure they base their estimates on real specifications, including formaterials and for safe and proper removal of waste.

• Ask for client testimonials from jobs completed no longer than two years ago.

• If possible, see if the previous clients will let you visit and inspect the job foryourself.

• Don’t award the job on price alone – insist on quality, and make it clear you willaccept nothing less.

• Agree everything in writing beforehand, and include a specified time-frame for all the work to be completed.

• Good communication is key, so once work has started, don’t be afraid to talk to your builder. If there’s anything you’re not sure about or happy with, flag it up straight away; this is always appreciated sooner rather than later by the builder.If spotted early, minor things will not usually incur additional cost or ill-will to rectify!

John Duncan Ltd is an FMB member firm from South Shields in the NorthEast. Visit their website at www.jduncanloftconversions.co.uk for moredetails and to contact them about your project.

37

When Carol and Grahame Taylor inherited his father’ssix-year-old oak-framed

dormer bungalow, they knew theywanted to live there, but with only twobedrooms it wasn’t practical for familylife. The property itself wasn’t the mainattraction. The surrounding land andspectacular views over the Teme Valleymade this the perfect location for their“forever home”.

The Taylors discovered that thebungalow – built to replace an earlierbuilding – didn’t have planningpermission. Making that build lawfulreinstated the permitted developmentrights of the original house, whichmeant they could extend the currentproperty forward without restriction.They gave their architect a list of therooms they wanted and a brief to make the most of the wonderful views.

The resulting design for a magnificenthome on three levels maximised theadvantage of the sloping site and 3W Developments Ltd, a local familyfirm, was appointed to realise the plan.

Several hundred tons of soil had to beremoved to create the lower level,which houses bedrooms and a livingroom for the Taylor’s teenage children.Constructed using heavy masonry on a retaining floor slab, the bedroomcomplex provides a substantialretaining wall for the ground in front of the main house, and thewaterproofed roof forms an externalterrace and entrance area to theexisting building, as well as the base for the new main lounge.

The main lounge, built using a green-oak frame with similar detailing to the existing bungalow, enjoys a

A multi-award-winning renovation costing over £250,000 in the Midlands

Views to thrill

38

fabulous 180-degree view, which gives the house its wow factor. Inaddition, every principal room withinthe existing building was altered tomake the most of the spectacularviews. At the top of the house, thetimber roof structure was extended and loft voids opened to form aluxurious master bedroom suite with dressing room and bathroom.

The final element of the build is acircular staircase shaft connecting thelower and ground floors. The stonetower is a central point and theextension spins around it.

The project was costed and managedby an independent project manager,and run on an open-book basis. Underthis, the Taylors agreed the builder’sprofit in advance and all costs weredeclared. Each month the client, projectmanager and the builder sat down todiscuss the next phase of works andthe costs involved.

Carol said: “We didn’t want the buildersto scrimp or save on materials to maketheir margins, and the open-bookarrangement worked well on bothsides. The project was delivered ontime and on budget – though it was a very large budget! – and we aredelighted with our new home.”

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NEED A BUILDER FOR YOUR PROJECT?Find A Builder in the Midlands

39

For more inspirational pictures andinformation on Master Builder ofthe Year Award-winning projects, and to stay up to date with futureeditions of the competition, pleasevisit www.fmb.org.uk/awards

So what are the mainconsiderations you shouldthink about when planning

to renovate your kitchen? Gemma Casey of Homeworx Design &Build, a kitchens specialist in Bristol,advises mentally placing yourself inyour future dream kitchen. “Thinkabout all of the uses required of thenew space,” she says. “Can you justrevamp what you have, or would anextension be a better idea? Do youneed casual or formal dining space,sofa or armchair space? How muchstorage do you need for both drygoods and cooking or diningequipment, and don’t forget aboutrefrigeration/cooling space and otherappliances. You need a strong idea ofthe look you want to achieve and bearin mind resale if it is on the cards in thenear future – high-gloss bright orangekitchen doors might be the epitome ofcool to you, but any potential futurebuyer could well be put off by such abold palette.”

And what are the mostcommon pitfalls whenrenovating a kitchen? “Not using a kitchen designer is a big mistake, as there are lots ofregulations that affect the placement of appliances, water, gas and so on andthere are ventilation requirements totake into account too,” advises Gemma.“Also, a common mistake would be to just fill the room box with lots ofboxy units! Think about how muchstorage you need and create enoughfor that, and don’t overdo it. It is farbetter to have walls that aren’tcrammed with units if possible tocreate a feeling of space.”

So what key pieces of advicewould you give for peoplewho are considering akitchen renovation? “Assess the needs of your family withinthe space first and if there is a budgetfor building work, consider a designsurgery with an architect to seewhether you can dramatically improvethe layout with structural work or anew extension,” Gemma replies.

“If this isn’t possible or within yourbudget, then definitely use a designerto make the best of the space youhave,” Gemma adds. “Don’t forget thatthe furniture alone is just a small partof the project! Worktops, accessories,appliances, sinks and taps will all berequired, and that’s before you evenstart looking at the installation,plumbing, electrics, flooring, heatingand lighting. Don’t scrimp on the

Confidence in

When it comes to being a culinary show-off, the sky is the limit thesedays. But how to guarantee “bang for your buck”, without blowing thebudget? It’s all about careful planning, and finding the right contractor

the kitchen

40

fundamentals in order to fund a fancyfinish – it will always show in the endresult, and you need a kitchen thatreally works as well as looking good.”

HomeWorx is an FMB member firm from Bristol in the South West. Visit their website atwww.homeworx.co.uk for moreadvice and inspiration, and tocontact them about your project.

EXTEND YOURSELF To extend, or not to extend – that isthe question. For most, the decisionwill come down to three things: Cost,space and timing. Here are somethings to think about when planning a kitchen upgrade of this type:

• Space – Once you’ve made thedecision that you need to extend,look out to your back garden to see the capacity of where you wouldextend to, and how it will affect your outdoor living area.

• Access – Look around your propertyto see how a builder would be ableto navigate around your property.Don’t forget that they will need to be transporting large building items,debris, bricks and equipment, and ifyou have limited access/trees orgardens this may pose an issue.

• Design – Unfortunately, whenpeople extend, it can look like aneyesore. You need to decide fromthe start whether you will want to either replicate your existingbuilding, or create a stand outfeature that complements the existing building.

• Cost – Whatever you budget for, add an extra 20%. You may comeacross unexpected issues, or findfixtures/ feature pieces along the way that you might want toincorporate.

• Layout – You will need to considerwhere your plumbing/electrics are inyour current kitchen before you ripout the sink and put it where thewiring is. Speaking to a builder caneasily help you when planning yournew kitchen layout.

COOKING UP A STORMSteve Kermode, of SJ Kermode Joinery,has fitted countless kitchens for clients,and he has these words of experience andwisdom for anyone panning a revamp:

• Be realistic. Don’t get sucked in by theglossy brochures and try to create apremiership footballer’s kitchen in yourmodest semi, in a space that’s threemetres square!

• I always recommend a magic triangletype layout, which, when viewed inplan from above, has the sink at the top, your fridge to the left and cooker to the right or vice versa. This way youcan do everything you commonly needto in a kitchen while pretty muchstanding still!

• Plan for a double socket about everymetre or so of worktop, and ensure youhave enough sockets behind unit andunder worktops for all your whitegoods such as fridges, freezers, washingmachines and dishwashers.

• Count your worktop appliances, andmake sure you have enough sockets to plug them all in. You don’t want tohave to unplug things like toasters,kettles or microwaves just to use yourmixer or coffemaker.

• Do you really need a granite orexpensive worktop? These will last alifetime, sure, but formica is cheaperand will still outlast the rest of theaverage kitchen. Saving money on the worktop will free up a lot of budgetfor other things where the money isprobably better spent.

• Reclaim and recycle – could yourevamp your old kitchen on a budget?New appliances, doors, and a fewmatching panels and valances canrefresh a tired kitchen and save poundson a whole new one. Do plan to changedrawers, though, as they tend to sagover time and sometimes collapse.

• Set out your tiling first – and considerespecially where your sockets will go.These should sit neatly with the tiles,and shouldn’t look like an afterthought.

• Set out the distance from push-inappliances such as dishwashers or

washing machines. Also bear in mindwhat floor coverings you want, as anappliance sitting on top of tiles or anexpensive wooden floor covering willsit higher off the ground than one oflino or exposed concrete, so you’llneed adequate clearance under yourworktops to accommodate.

• Think about how the doors open on your appliances, especially youroven or dishwasher. Will they foul on cupboard doors, handles orarchitraves? Can you still walk aroundcomfortably when the doors are open, for instance if you’re liftingsomething in or out of the oven orloading or emptying the dishwasher?This is key if you have a long, thingalley-type kitchen.

• Remember, your kitchen walls andpossibly floors won’t be perfectlystraight and true. Allow a tolerancearound wall units so everything fits in nice and neatly, and allow an extra130mm from the wall for push-inappliances that won’t sit flush againstthe walls at the back.

• Plan your extractor fans or downlightsunder kitchen units – you will need toget this properly wired in, and it’s notsomething easily done AFTER the unitsare in and the tiling is done.

SJ Kermode Joinery is an FMB member firm from Maghull on Merseyside. Visitsjkermodejoinery.wikifoundry.comfor more information and to speak tothem about your project.

• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

contact you• Choose the right tradesperson for your job

NEED A BUILDER FOR YOUR PROJECT?Find A Builder in the North West

41

Whether you’re planning an en-suite wetroom or a full-onhome spa, here are some key

principles you should try to abide by.

A bathroom can be a place of refugefrom the hum-drum realities of theworkaday world, and getting it rightdoesn’t have to cost the earth. Get itwrong, however, and it can cost a lot of money to put right, not tomention a lot of mopping up! Dorian Bowen of ProjectONE Wales, a bathroom specialist, reckons the first consideration to be addressedwhen planning your new bathroom is budget. “If you’re planning to spendunder £5,000, then your best approachmay be to manage the projectyourself,” says Dorian, “Expect to pay£3,000 to £6,000, but be prepared tosacrifice a lot of finishing detail in orderto ensure you get the basics like tilingand plumbing right.”

“Budgets for a new bathroom can varyenormously,” continues Dorian. “Theaverage bathroom costs around £6,000from a reputable company like ours,but can run into tens of thousands for a designer bathroom with luxuryfittings – so be honest and strict withyourself about how much you canafford to spend.”

When you’ve decided on budget,research local companies specialising in bathroom design and installation.You can look up FMB members atwww.fmb.org.uk, and submit your jobto the Find A Builder matching service.“If you’re looking for a great finish, ageneral building firm probably won’t be for you,” says Dorian. “Any companycapable of producing great work shouldhave an impressive portfolio to give youideas. For the best possible finish, you’rebetter off having one company todesign, source and install your

Getting wetter betterYour bathroom should be a place of sanctuary where you can getaway from it all, and turn the morning routine into a pampering ritual

42

bathroom rather than having varioustrades coming in one at a time.”

Now you need to decide what will go into your new bathroom. “Manypeople use their existing bathroom as atemplate, but start with a blank canvasto create a space that enhances yourlifestyle,” is Dorian’s tip. “For ideas andmood boards, Pinterest is a great tooland most designers now have anaccount so you can work the moodboard between you.

“You’ll need to decide if you’re a bathor a wet room kind of person, whetheryou need a bidet or douche etc,” addsDorian. “Lighting can be a key detail,

with basics starting at downlightingand ranging to back-lighting mirrorsand lit ‘feature walls’. A split-face tilewith concealed downlighting can makea breathtaking feature. You can evenadd a TV or flush-mounted speakers to listen to your music wirelessly if you want to make a statement!”

If you really want to splash out, howabout a home spa? “If you’re a realwater baby then why not add a minihome spa?” suggests Dorian. “A simplesauna can start at around £5,000 andgives your home that luxury feel.

Next you’ll need to decide on wallcoverings. You can go the standard

ceramic route or splash out on naturalstone. Most people are put off thisoption by expectations of huge cost,but in truth you can get a fantasticselection from Mandarin Stone for lessthan B&Q charges for some tiles. Theycost a little more to fit than standardtiles, but are worth it.”

When it comes to practicalities it isimportant to consider what constitutesa realistic time-frame. “Bathrooms cantake between one and three weeks tocomplete, and depending on the sizeof your house the work could be ratherintrusive,” Dorian warns. “If you onlyhave one bathroom, you might want to wait until you go on holiday or goand stay with friends or relatives – thejoy of coming home to a brand newbathroom will more than make up forany inconvenience.”

• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

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NEED A BUILDER FOR YOUR PROJECT?Find A Builder in Wales

HOW MUCH CASH TO SPLASH?So how much will your dream bathroom cost? Dorian Bowen from Project ONE Wales, the bathroom specialist, has this rule-of-thumb guide:

• You can find a cheap bathroom suite for as little as £200, but then there are all the accessories to purchase, which candouble the price. Then there are tiles and materials. There are plenty of online guides to give you tips and advice.

• Fitting the bathroom yourself can save up to 60% of the cost, but consider the time and difficulty of the job before youdecide to take the project on. One mistake can see you landed with hefty repair bills for leaks and bad workmanship. Youshould always get a professional in when it comes to gas or electric. If you’re putting in an electric shower, use a registeredelectrician – mistakes can be fatal!

• Buying the goods yourself – with the approval of your fitter – can help to reduce the cost dramatically. If you are buyingfrom a company that quotes for installation too, check to see what it would cost for a plumber and electrician to do itindependently.

• Whether buying the products yourself or getting someone in, it’s worth looking at the guarantees, especially for things such as grouting or sealant, which are costly to replace if they spring a leak. Look for lifetime or ten-year-plus warranties.

ProjectONE Wales is an FMB memberfirm from Penarth in the Vale ofGlamorgan. Visit their website at www.projectonewales.co.uk formore information and to contactthem about your project.

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MAKE YOUR HOMEMORE EFFICIENT

It would be easy to let sustainabilityand energy efficiency get sidetrackedby economic concerns. However,

there are numerous economic andenvironmental benefits which comefrom making UK homes more energyefficient and giving them the greenrefurbishments they desperately need.

So what stops people from making theirhomes more energy efficient? Accordingto research by the Energy Saving Trust,hassle and lack of knowledge are keyreasons which prevent six in ten of usfrom retrofitting our homes 1. However,one of our recent public surveysrevealed that 64% would be more energyefficient in the home if someone toldthem how through relevant informationand advice.

LOWER-COSTINSULATIONIt’s probably best to start with energy-efficiency measures that have less ofan up-front cost. Loft insulation is one of the most efficient ways to keepheat from escaping in a home. Thethickness of the insulation plays animportant role in providing benefits tothe homeowners – Energy Saving Trusttypically recommends 270mm – and iseasy to top up if there’s some therealready. To give an idea of cost savings,topping up from 100mm to 270mmcan save around £25 a year on heatingbills, while insulating a loft with noinsulation at all with 270mm of newinsulation could save up to £180*.

Another form of insulation with arelatively low up-front cost is cavity

wall insulation. If a home was builtafter 1920, the chances are that itsexternal walls are made of two layerswith a gap or cavity between them.Cavity wall insulation fills that gap,keeping the warmth in to save energy.The average installation cost for cavity wall insulation is between £450 and £500 with the saving being around £140* a year. Thisrepresents a payback period of lessthan four years.

The gains of

It may seem complicated and expensive, but there are so manycompelling reasons for UK homeowners to switch on to domestic eco-measures, say the Energy Saving Trust. So why wait?

1 Energy Saving Trust, Trigger points - a convenient truth, 1st February 2011. * For a gas heated, three bed semi-detached property.

going green

NEW SUPPORT FOR MORE EXPENSIVE INSULATIONDespite the obvious benefits of cavity wall insulation, not all homes have cavitywalls so require a different insulation approach. If homes were built before 1920,then external walls are probably solid rather than cavity walls. Solid walls can beinsulated – either from the inside or the outside, or a “hybrid” mixture of both.This will cost more than insulating a standard cavity wall and is more disruptive,but the savings on the heating bills will be as substantial, if not greater. Internalsolid wall insulation can save around £460 a year, while external solid wallinsulation can save around £490 a year*. Because solid wall properties may bemore varied in their construction, and can often pose particular challenges, thecost is greatly varied and may typically be anywhere between £5,500 to £8,500for internal, and £10,500 to £14,500 for external solid wall installation.

The high up-front cost may put homeowners off solid wall insulation but fundingis now available through the Energy Company Obligation (ECO). The aim is toprovide enough support to make these relatively expensive measures more cost-effective for the homeowner. Solid wall insulation will be a key measure intransforming the energy efficiency of the UK’s housing stock, with the ‘CarbonSaving Obligation’ element of ECO subsidising this measure for ‘leaky homes’ to bring down energy costs in the long-term and achieve high carbon savings.

ECO supports the Green Deal in delivering additional financial support packagesto measures where the household is not in a position to take out Green Dealfinance without additional funding, such as those living in ‘leaky homes’ that are not energy efficient. Energy Saving Trust is advising UK households that think their home’s characteristics could be eligible under the ‘Carbon SavingObligation’ of ECO to call the Energy Saving Advice Service on 0300 123 1234, or 0808 808 2282 in Scotland, to double-check their eligibility and arrange anassessment.

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NEW BATHROOM, NEWKITCHEN? WHY NOTLOOK AT ENERGYEFFICIENCY TOO?Research from the Energy Saving Trust showed that seven out of tenhouseholders were interested inimplementing energy efficiencymeasures as part of work on the home,while 85% admitted they would bewilling to increase their budget, by anaverage of 10%, to incorporate someform of energy-saving into any works 2.This equates to around £500 on smallerprojects and as much as £1,000 on larger projects.

If homeowners are looking to installenergy efficiency measures at a cheaper rate, then it makes perfect sense to do it alongside existing homeimprovements. Fitting the energyefficiency measures with other homeimprovements will provide homeownerswith the same environmental andfinancial benefits but also save money on the actual job and cost of the energyefficiency measure.

For example, external insulation will also cost less if you do it when you'rehaving other work done to the outside.And if you have rendered walls withdamaged render, or brick walls that need re-pointing, external insulation may not cost you much more than you would need to pay for the repairs.

For more information visitwww.energysavingtrust.org.uk

2 Energy Saving Trust, Trigger points - a convenient

truth, 1st February 2011

THE EXPERT VIEWA fabric-first approach and lots of research are key to a successfullyretrofitting an existing property to save energy. It’s not necessarily cheapor simple, but it is well worth it according to Mark Turner of Get Turner, an eco-retrofitting specialist.

Energy-efficiency is a key watchword for most people having buildingwork done these days, especially with energy bills rocketing. But bewarned – it is not really worth trying to cut corners when addressing the issue.

So what are some of the key things to bear in mind whenhaving energy-saving measures installed in the home?

“First, the improvements should be carried out by a contractor with thenecessary skills in what is a relatively new expertise,” Mark says. “Forexample, carrying out a whole raft of insulation measures withoutensuring a building can ‘breathe’ can result in real problems. Any worksnot carried out properly are likely to underperform. Remember, it’s acomplex subject and every house and scenario will be slightly different.”

So how do you know if the technology will perform asplanned?

“Regular liaison between client and contractor is vital, and in energy-efficiency retrofitting it can be particularly useful to keep in contact evenafter the work is completed, to feedback to your builder on how themeasures are performing,” Mark advises. “A builder who can demonstrate to you how previous clients are getting on with their energy-efficienthomes is probably the one you should choose when tendering the work!”

So it sounds like retrofitting an older home to make itmore energy-smart may be more trouble than it is worth.Is that really the case?

“Inevitably older properties will be more problematic. When an oldbuilding is stripped out ready to receive its energy-saving facelift, it iscommon to find disintegrating plaster, brickwork rot and poor beamsalong with the ancient pipe-work and wiring. It pays to be realistic about what may be found, and put a generous contingency fund inplace so you don’t have to compromise on the job.”

Get Turner is an FMB member firm in Bethnal Green, East London.Visit their website at www.getturner.co.uk to find out more, or tocontact them about your project.

Before After

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Get Turner’s extensive eco-retrofit of a house in East Londonwon the firm a regional Master Builder of the Year Award

She hired Moffitt & RobinsonConstruction, who not only madeher retirement home a reality,

but the first home in Northern Irelandto reach the demanding Passive House standard.

William Moffitt undertook manymonths of research before buildingstarted to ensure that he knew theexact requirements in order to meetthe Passive House standard (originallydeveloped in Germany). The principleis to create a highly insulated airtightbuilding that is so efficient that it takesvirtually no energy to heat. Achieving abuilding that actually performs to thesestandards requires sound design andfaultless workmanship on site.

Violet was happy to give thecontractors the time to do thenecessary research – her onlystipulation was that the finished houseshould look plain and traditional.

“Willie spent a lot of time in researchregarding this project, at no additionalcost to me,” Violet said. “I was kept on board throughout the project and consulted regarding every major decision.”

The timber-frame structure used thick, efficient insulation around thehabitable space, fitted on either side of an airtight membrane. The

importance of this element wasimpressed on all the site workers asany accidental puncture or damage to the membrane, however minor,would compromise the airtightness.

Ventilation is provided by a mechanicalventilation and heat recovery system.This vents air from the interior andreclaims the heat to warm the fresh air brought into the interior.

“There are no draughts and with theconstant air circulation it always feelsfresh. I have one wood burner forheating when I need it, but as thewood comes from the farm I reallydon’t have to spend any money onheating. I don’t have to open thewindows at all and, to be honest, living on a farm that is a great bonus:no flies!”

To reduce energy costs even furtherthe bungalow has a solar thermalsystem on the roof to heat water andsolar PV panels fitted to one of the

Passive heatAn award-winning energy efficiency build in Northern Ireland

With her son taking over the family farm and needing the farmhouse tolive in, Violet Crosbie wanted a new home that would be comfortable, aswell as being easy and affordable to maintain

The principle is to create a highly insulated airtightbuilding that is soefficient that it takesvirtually no energy to heat.

farm buildings generate electricity bothfor the house and for export to the grid.

The building is certified to PassiveHouse standard and achieved ZeroCarbon status, meaning Violet pays no rates for five years.

No wonder Violet was pleased. “Icannot praise William Moffitt highlyenough and I am delighted with thetime and effort the company investedto achieve this wonderful energy-efficient dream home,” she said.

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WHAT IS PASSIVHAUS?This standard for low-energy buildings wasdeveloped in 1996 by the Passivhaus Institute,and there are now more than 50,000 suchbuildings around the world.

Homes built to the Passivhaus standard exhibitexcellent thermal comfort, according toresidents, and achieve a 90% reduction inheating and associated bills.

The Passivhaus Institute’s EnerPHit standard issimilarly impressive, and can be used for theretrofit of existing buildings, achieving a typical80% reduction in space heating demand.

Compared to UK building regulations theairtightness requirements are 16 times moredemanding, thermal bridging is reduced by more than 75% and ventilation heat losses bythe same amount.

The standard doesn’t stop there: there arerigorous requirements to maintain thecleanliness of ductwork during construction to ensure good indoor air quality; a need tobalance the ventilation system; andsoundproofing in habitable spaces.

On-site measurements and inspections are usedto verify buildings are capable of satisfying theserequirements – high standards of craftsmanshipare required.

Mark Siddall of LEAP: Low EnergyArchitectural Practice www.leap4.it works with FMB North member Joe Dixonwww.jdjoineryandbuilding.co.uk onPassivhaus projects.

• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

contact you• Choose the right tradesperson for your job

NEED A BUILDER FOR YOUR PROJECT?Find A Builder in Northern Ireland

47

Finding a property is half the battle. But how do you know whetherthe property is suitable for a

conversion into a dwelling? And whatred-tape must you contend with for aconversion of this type?

John Burke, of Corryards DevelopmentsLtd in Scotland, a specialist in convertingold buildings into fantastic homes, has this advice: “When considering apurchase of an empty building or non-residential property with the view ofconverting it into a home, try and speakto as many people as possible whoknow the property.

“When you have established thecurrent status of the building, nowcomes the fun part of imagining whatthe property could look like,” continuesJohn. “Can you see yourself livingthere, and how will you use your newhome? The more time you spendexamining the current status andthinking of the future state, the fewerpitfalls you will experience.”

There will of course be red-tape tonegotiate when buying an empty

property. John advises you seek 100%clarity on the following key questions:

• Is the building listed? And if so,what grade and with which body is it listed? Depending on the status ofthe listing, you will be restricted as to the extent of alternations whichyou can make to the building.

• Will planning permission berequired? Speak to architects andbuilders to get their view, speak to thelocal planning officer and see if theycan offer an early opinion. Consider“what if” scenarios, such as “what if I don’t get planning permission?”

• What is the current value of theproperty, as opposed to the listedselling price? Does it offer goodvalue? What are the likelydevelopment costs?

Once you have done your homework,and answered all of the abovequestions to the best of your ability,you’re ready to take next steps. As John says, “it is likely you will requireplanning permission, especially if it is a listed building, or if the extent of yourrenovations are considerable”.

“A good architect will be able to adviseon what you can do under permitteddevelopment [without requiringplanning permission],” adds John. “I also advise clients to prepare aStakeholder Plan, outlining all thepeople and organisations you need to engage with throughout the variousstages of the project, and a strategy on how to manage each stakeholder.

“You need to be crystal clear what you need from each stakeholder – for example, the neighbour with anadjoining property would be a keystakeholder with specific concerns. Be clear what success looks like, whichcould be that the neighbour does notobject to the planning application,”John adds.

John offers the following strategies tohelp usher planning consent through:

• Communicate with your neighboursat the earliest stage and tell themwhat your intentions are.

• Be open and transparent at all times,and try to put yourself in their shoes.How would you feel if someone wasgoing to carry out renovations nextdoor to your house? If it meansputting an empty or derelict buildingback into use, most people will be infavour, but you should consider theimpact of your design, how you can

Preaching to the

There are millions of empty properties in the UK just waiting to beconverted into a dream home. And you won’t pay VAT on renovating a building that’s been vacant for two years or more - now that’s tempting

converted

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TOP TRANSFORMATIONAL TIPSJohn Burke of Corryard Developments offers the following checklist toincrease the chances that your conversion project will all go smoothly:

• Before purchasing your building, learn as much about the property as youpossibly can, dig deep to find all the information about the property frommultiple sources – owners, neighbours, estate agents, local planners, localbuilders and engineers. All will have different views, and it’s up to you to geta clear and detailed picture of the current status of the property.

• Make sure you appoint an experienced building company – and don’t betaken in by any of the cowboys out there! When considering hiring a buildingcontractor, make sure you see some of their recent work, and speak directly to past clients. Check if they have won any awards for their work; always anexcellent benchmark of quality.

• “Move in in haste, repent at leisure” is my motto. Take your time to get itright, resist any pressure, and don’t set yourself unrealistic targets. The birthof a child or Christmas may seem like deadlines you need to beat, but thesethings can’t be moved if you encounter time overruns. The more thinkingand planning you do upfront the better the end product will be. Be braveand think big, but be flexible too so you don’t get disheartened if the projectgoes temporarily off course.

AVOID EMPTY PROMISESJohn Burke of Corryard Developments offersa list of some of the most common mistakesincurred when carrying out a conversion.Make sure you avoid the following five pitfallswhen renovating an old, empty building:

• Not engaging a competent builder who hasexperience in similar projects, and who can‘think outside the box’ and solve problemsproactively throughout the project.

• Not engaging an architect – architectsspend six years at university studyingdesign and architecture for good reason. I know, because I married one! Don’tmake the mistake of not engaging anexperienced architect to try and savemoney. A good architect will make thebest use of the space available, will seethings that you don’t see, and will openyour eyes to the possibilities. Be warned,like builders, not all architects are thesame, so take the time to select the rightone for you. Go and see some of theirdesigns and past work, and definitelyspeak to their previous clients.

• Not having enough funds to finish theproject – conversion projects are generallymore expensive that standard new builds,but the end result is so much morerewarding. Do your sums and, to be safe,get a quantity surveyor to check them,

• Not having a contingency. See the pointabove, and add 10% in case somethinggoes wrong, or you uncover somethingunexpected. Inadequate foundations, dryrot or even roosting bats are all quitecommon when converting an olderproperty or one that has lain empty forsome time.

• Don’t try to live in the property at thesame time as the work is being carriedout. This will be stressful, cold and damp,and probably not safe!

• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

contact you• Choose the right tradesperson for your job

NEED A BUILDER FOR YOUR PROJECT?Find A Builder in Scotland

49

minimise disruption, and future useissues such as shared access orcommon land around your properties.

• Offer to show them your designsand ask their opinion – they will feelpart of the project, people generallylove being asked their opinions!

• Communicate regularly to updatethem on progress. Notify them ifthere will be a large delivery ofmaterials or noisy machinery will be used, for instance.

And there are a couple of final things tothink about. “You could build energy-saving measures into your renovation,”John suggests. “They generally costmore, but if you are planning to live inthe property for at least five years thenthey will be worth it.”

It’s important too to consider wherethe building is. “If it’s in an area ofnatural beauty, conservation area ornational park, then there will be certainrestrictions on what you can and can’tdo in your conversion. Your architector builder should be able to advise,”says John.

Be warned, taking on an older buildingwhich has not been lived in before, orat least for a long time, is not for thefaint-hearted. “If you are the type ofperson who wants an easy life with no hassle, converting an old emptybuilding may not be for you,” cautionsJohn. “But if you want a truly uniquehome, where your efforts and hassleshave added significant value to theproperty, then renovation is the pathfor you.”

Corryard Developments Ltd is an FMB member firm from Crieff inPerthshire. Visit their website atwww.corryard.com to find out moreor to contact them.

It’s worth considering the maindifference between traditionalbuildings and modern ones. While

modern buildings are built to keep outwater using impervious cement andother waterproof materials, anythingbuilt pre-1919 was designed to breathe,allowing water to evaporate andpreventing build up of damp. Modernbuildings are effectively sealed units; oldones need draughts so they can functionas they were designed, letting air in andmoisture out. Once this fundamentalconcept of breathability is grasped, thengood communications between you andyour specialist builder should ensureyour project runs smoothly.

A common myth is that buildings areonly listed externally, when in fact thewhole building is covered, even ifspecific features are not mentioned inthe listing. In England, English Heritage’sNational Heritage Protection Serviceshould be consulted on Grade I and 2*properties only. The final decision onconsent rests with the Local Authority,and will be made based on legislationset out by English Heritage.

Whatever you do, always consult yourlocal Conservation Officer; not onlydoes this cover you for consent, it canoften prevent long-term damage beingdone to your beloved old building. A well-intentioned example of badpractice would be the installation ofchemical damp-proof courses at groundlevel. Championed as a ‘miracle cure’and often insisted on by banks formortgage purposes, they are a waste

of money for traditional buildings, and can cause considerable damage by preventing the building frombreathing as it was designed. In timber-frame buildings, for example, theyaccelerate decay and may causestructural problems. A simpler and more cost-effective treatment would be to lower the external ground level by digging a French drain, channellingwater away from the building. Sealingup the walls inside and/or outside byhacking off the plaster and replacingwith a waterproof substitute will justmake things worse.

This thinking should also be applied tocement, which should never be used on an old building. A walk round yourneighbourhood will provide plenty ofevidence of the damage this causes –the faces of bricks which have erodedaway while the harder cement remainsproudly intact, see image, above. Whenseeking someone suitable to work onyour old house, ask them what they willdo and, if they mention cement, steerwell clear! It’s also worthwhile visitingprevious sites of builders’ work andchecking with the Conservation Officerthat work was done properly.

So how do you know whether yourbuilding is listed or in a ConservationArea? All listings should be shown onEnglish Heritage’s National Heritage List for England, while the equivalentlists should be available from HistoricScotland and Cadw in Wales.Alternatively, your local ConservationOfficer should have a register you can check; they will also have a detailed document setting out theConservation Area.

When purchasing a listed building it’sworth knowing that any unauthorisedworks will be your responsibility to put right in the event of enforcementaction, even if the work was carried out by previous owners many yearsbefore. A common example here would be PVC windows, which, forgood environmental and aestheticreasons, are unlikely to be acceptablein a listed building.

Other useful contacts are the BuildingConservation Directory and the Societyfor the Protection Ancient Buildings(SPAB), who offer a free advice serviceas well as excellent introductorycourses for home owners. Thewebsites of English Heritage andHistoric Scotland also provide plenty ofinformation. Although there are fewgrants available for owners, as mostfunders usually insist on a publicbenefit for any works, a useful startingpoint would be the local authority.

Old buildings have a charm and patina,which can never be emulated by new buildings, but they do come at aprice! The trick is to always include acontingency for any works, such assetting aside £2,000 a year for regularwork to a typical thatched roof. Oldbuildings have to move with the times,but it is almost always possible toundertake alterations in a sensitive way.A good example of this would be theworks at West Wycombe village, wherethe National Trust is maintaining andupgrading many of its cottages. Thisincludes many measures to upgradethe thermal performance of theproperties, such as roof insulation,draught-proofing and secondaryglazing, which will ensure theoccupants live in a comfortableenvironment which does notcompromise the historic integrity of the buildings.

Taking on an older building may carry with it extra challenges andresponsibilities, but a sensitive restoration or conservation can lead to a beautiful period home you’ll treasure forever, advises the National Trust

A rich heritage

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A NEW GENERATION OFSKILLED CRAFTSMEN

The number of builders equipped with the rightknowledge and skills to work on listed buildings hasdiminished in recent years and we are suffering from a significant shortage of skills in a range of traditionaltrades, which is of great concern to professional trade organisations such as the Federation of MasterBuilders.

To address these shortages and ensure knowledge ispassed on to the next generation, the Heritage LotteryFund is supporting several training initiatives. Onesuch programme is the Traditional Building SkillsBursary Scheme. The National Trust, English Heritage,Cadw, the National Heritage Training Group (NHTG)and CITB are all partners in the scheme.

It has been set up to offer valuable work-basedtraining placements to apprentices with public orcommercial organisation that specialise in heritagework. This should enable apprentices to have lifelongcareers in the built heritage sector and safeguard thefuture of our beloved historic properties.

For more information on the scheme, visit thewww.buildingbursaries.org.uk

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THE EXPERT VIEWTim Brereton of JC Building Services,an FMB member firm in West Cumbria,shares his advice on some traditionalbuilding materials.

Breathing life back into LimeIf you are restoring or renovatingpractically any building built pre 1919,then investigating the use of traditionallime mortars, renders and internal skimfinishes could be the key to a whollysuccessful project both structurally andaesthetically. Traditional buildings, withtheir solid walls, are designed to breathe,and if they are unable to do this becauseof the inappropriate use of modernimpervious materials, then a whole hostof serious problems can occur.

Lime is not only breathable, butextremely versatile, and the use of 100%natural products can provide a trulyauthentic heritage finish, whileeradicating problematic damp and eventhermally insulating your walls.

The cost of the materials need not bedrastically higher than modern cementand gypsum products if sourcedcorrectly, however to be appliedproperly it is hugely important to usetrades people with the relevantknowledge and experience to achievelimes full potential.

Another factor to consider whereexternal work is concerned is the time ofyear, as lime mortars and renders arevery susceptible to frost damage within afour-to-six-week period after application.

However the end results can be trulyspectacular, providing a tough, durableproduct that oozes timeless quality andstyle.

SlateSlate can be pressed into use virtuallyanywhere throughout a building. It canprovide the very toughest of roofcoverings, wall structures and floorslabs. Shower tiles, worktops and sillscan be hewn from the stuff and it canbe found in a range of colours fromblue to green to purple. The differenttypes of slate are specific to

geographical areas like The Lake Districtand Wales and can be bought new (at aprice) or second hand.

Recent times have seen an influx ofcheaper foreign slate into the marketfrom Spain, China and Brazil, howevercertain planning jurisdictions are notkeen and there is a view that only slatesourced from the UK has the mineralsneeded to stand up to the localweather. Natural slate can be usedperfectly as a floor covering inconjunction with the latest underfloorheating systems to act as an extremelythermally efficient storage heater, oreven just an old slab dug out of theback garden can bring a sense ofhonest beauty to any situation. You caneven use slate chippings in renders oras a covering for paths and drives.

We all love the centrepiece of anopen fire or wood burner. Butthe following hazards could

put you or your family at risk from abodged job: Falls from height during theconstruction process; structural collapse;fire risks; poisoning by combustiongases such as carbon monoxide;asbestos-related diseases.

You or your building contractor can get a lot more information about managingrisks from the HSE website, but here aresome pointers you should bear in mindwhen talking to your builders before thejob starts:

WORKING ON THE ROOF

• Falling from height is the largest singlecause of fatal accidents toconstruction workers.

• Falling materials, equipment and tools can also cause death or seriousinjury to workers and other people –including people living in the propertyand passers-by.

• What access equipment are yourbuilders using? Remember thatworking from ladders is onlyappropriate for short duration jobs,not chimney repairs or installation,and a sturdy working platform withguard rails is needed, so ask aboutscaffolding before the job begins.

STRUCTURAL STABILITY

• Make sure any stone fire surrounds are fixed securely together andanchored to the wall as per themanufacture’s instructions.

• Demolition work must be plannedproperly – make sure your builder has thought about temporary supportand the sequence (from the top downis traditional!).

• Get your builder to find out:o If the chimney is holding up a wall

or integral to a load-bearing wall;o Whether structural beams, floor

rafters, etc rely on chimney brickwork for support.

FIRE RISK ANDPOISONING BYCOMBUSTION GASES

• A chimney with a damaged flue orblocked with soot can catch fire. Haveit checked and professionally sweptbefore reusing it, and continue to haveit swept each year.

• An old chimney may need a flue liner,changing from one fuel type to anothermay need a different flue size, and ahearth needs to be large enough tocontain hot embers or sparks that mayleap from the fire – take specialistadvice on what is appropriate.

• Fires and appliances that takecombustion air from the room need a supply of air – more modern,draught-free houses will need anexternal air vent.

• If you are thinking of adding anextension, car-port or conservatory to your home, make sure this will notenclose or impede an existing flue.

• Chimneys may have multiple flues –some potentially still in use – so check before altering a breast orcapping it.

ASBESTOS

• Asbestos is the biggest single cause ofoccupational death among constructionworkers – over 1,000 each year.

• If your property dates from before thelate 1990s, pipe lagging and the liningon walls and doors could well containasbestos – as could older electricstorage heaters and the seals on oldersolid fuel appliances.

• If in doubt get it checked beforedisturbing it – contact a licensedasbestos contractor or an asbestossurveyor. Ask your contractor howthey would deal with asbestos ifencountered.

• General builders are prohibited fromremoving most types of asbestoscontaining materials under mostcircumstances – disturbing thismaterial without proper containmentcould contaminate your house andyour family.

Hearth & homeWhether restoring an older property or building anew, a good fireplace isa key element you’ll want to consider. But as well as being effective andattractive, safety is paramount, warns the Health and Safety Executive

NEED ADVICE?An experienced and professional buildingcontractor who comes with goodreferences will be able to advise andcontact any other specialists needed. Youcan start the process by doing your ownresearch at any of the following places:

• Gas Safe Registerwww.gassaferegister.co.uk

• Solid Fuel Associationwww.solidfuel.co.uk

• Heating Equipment Testing and ApprovalBodywww.hetas.co.uk

• Oil Firing Technical Associationwww.oftec.co.uk

• National Association of ChimneyEngineers www.nace.me.uk

• Stone Federation UKwww.stonefed.org.uk/index.php?page=fireplace-surrounds

• The HSE website contains informationon use of construction contractors, workat height, asbestos and domestic gaswork www.hse.gov.uk

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If the eyes are the windows to aperson’s soul, then the windows arethe eyes on the soul of a building.

Windows are of particular importance if you’re renovating or conserving anolder building. You’ll probably be limitedas to how much you can change theoriginal glazing and aspect of theexterior if you live in a National Park orconservation area, points out TrishNuttall of Jo Simon Construction,which specialises in repairing andrestoring older sash windows.

“Always use a quality joinery companywith cabinet-making and manufacturingskills, as they will be able to give youbespoke windows, accurately measured,which will mean a perfect fit,” says Trish. “Sash windows need to be carefully removed and new sash cordsfitted. We also always recommend that old fashioned lead weights areretained, as these work nicely and lookmore authentic.”

So what restrictions apply whenrefurbishing windows? “Some planningauthorities or heritage listing bodies will allow you to fit brand new sashwindows, but more than likely you’llonly be able to use single glazing,” Trish points out. “New sash windows can be made with double-glazing, so it’s worth doing your homework to findout whether this is permissible. A firmsuch as ours could also remove theexisting glass and retrofit double glazinginto the original frames, which canobviously make your windows more

energy-efficient while retaining theoriginal character.

“When sash windows are lovinglyrestored in this way, it gives you thebeauty and value of your originalwindows with the added benefit of aremarkable improvement in the thermalvalue,” adds Trish. “Wherever possibleyou should try to avoid removing periodwindows – instead repair or refurbishthe originals. Frames can even haverotten sections removed and be repairedseamlessly. If the frames are too fargone, then make sure you use joinery-manufactured replacements whichreplicate the originals in every detail.”

Keeping your window frames wellmaintained is also important – make sureyou have wooden frames professionallystripped and repainted every four or fiveyears, to prevent moisture getting intothe wood and rot setting in.

It’s also important to remember that you will lose heat through windows and rooflights, so buy the most high-performing glass your budget will stretchto. “Velux windows are one of thegreatest inventions ever!” says Trish. “Fitas many as you can in any scheme withsloping roofs, as the amount of light theylet into the room is absolutely fabulous.

If you do get Velux windows, make sureyou use a four-star rated Velux fitter ora really good roofing firm or joinerymanufacturer who is used to doing thistype of installation, and always makesure they use the correct flashing kitsfor your particular roof.”

And if you think this sounds ratherexpensive, think again – it’s usuallymore cost-effective to refurbish olderwindows than buy UPVC replacements.“In my opinion, it’s better to spend £2-3,000 to refurbishing good windowsthan £10,000 on UPVC,” says Trish.“Remember too that UPVC windowsaren’t maintenance-free, and will start to wear out and become discolouredafter ten years or so, depending on theirquality. Many people find they are ontheir second set of new UPVC windowsafter 20 years in the same house, somaybe refurbishing those older woodenframes isn’t such a bad idea after all!”

Jo Simon Construction is an FMBmember firm from Huddersfield,West Yorkshire. Visit their website atjo-simon.co.uk to find out more andto talk to them about your project.

• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

contact you• Choose the right tradesperson for your job

NEED A BUILDER FOR YOUR PROJECT?Find A Builder in Yorkshire

Picture perfectWhether you’re restoring an older home with period windows, building anextension or even a new-build house, the glazing you opt for can make orbreak your project – so do your homework and get it right first time!

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GROW YOUR OWNThe garden is an obvious place to look if you’re thinking of adding space toyour home, says Ben Clear of CRBcontractors, a garden building specialist.“Rear extensions and conservatorieshave been common place for manyyears but recently, ‘permitteddevelopment’ rights have beenamended to allow homeowners toexpand their horizons and look a littlefurther down the garden path,” says Ben.

“A garden building can be anythingfrom a tool shed to a full-on insulatedand heated room for any use from anoffice to a play room,” Ben points out.“Always check with your local planningauthority before starting work to putyour mind at ease.”

According to Ben, the general rules formost properties are: you cannot build inthe front garden; your building shouldnot exceed 30m2 (this is actually huge,far larger than the average lounge, forexample); it should not be more than2.5m high from the highest piece ofground it sits on if it is within 2m of your boundary, or up to 4m high at thetop of the roof if built more than 2maway from your boundary.

Bring the outdoors in

Building an extension or sunroom is all very well, but don’t forget theoutdoors areas around your new room, you can have more fun outthere than you’d think

The idea of ‘bringing the outsidein’ seems to appeal to all,” says Gary Webb of Whitenold

Construction, who points out that“around 95% of extensions” he hasdone in the past few years have hadlarge bifold doors of some description.

“When working on my own extensionand conversion I did it the other wayaround. The patio table and seatingarea were moved around the gardento ensure we had the best of the earlyevening sun,” continues Gary. “Theportable BBQ was set up in a numberof positions, to find the place wherethe least smoke drifted back throughopen doors or windows. Oncesatisfied with the siting of outdoorcooking and eating areas, only thendid we turn our attention to joiningwith the house.”

Don’t forget your service points andutilities, either, warns Gary: “Theplanning stage is important as externalpower points and lighting are somuch easier to do before laying slabsor decking. As is the position of wallsor outbuildings, while a largesummerhouse with toilet and sinkmeans I don’t have to come back intothe house with my muddy boots onwhen in the thick of gardening.”

When it comes to materials andfinishes, it’s important to pay attentionto detail. “There is a multitude ofpaving and decking options on themarket and choice is a matter ofpersonal taste, but there are essentialrules to be followed,” cautions Gary.Here are his top tips to consider whenplanning outdoor adornments:

Decking: The better the quality thelonger it will last. Always ensure agood weed-control membrane is laidunderneath. Structural timber shouldalways be treated.

Paving: The sub base is as importantas the slabs; this is the patio’sfoundation, done incorrectly it will crack and move. Always refer tomanufacturer’s instructions forbedding and pointing requirements.

BBQs and firepits: Only buildpermanent ones if you are sure aboutsiting. There are so many good portablebarbecues, firepits and chimeneas outthere. If you do build a permanent one,ensure adequate foundations and use adecent quality brick.

Landscaping: Take time to adjust toyour new hard landscaping beforelaying lawns or flower beds. Alwaysbuy good quality shrubs in largeenough pots that they can be put out,watered and moved several timesbefore planting.

Water butts: The more the merrier!With increased water costs and thedreaded water meter, rainwaterharvesting really is the gardener’s friend.

Whitenold Construction is an FMB member firm based in Epsom,Surrey. For more information andcontact details visit whitenold.com

“

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THE DRIVE FOR EXCELLENCEYou can spend a fortune on your home, garage and garden, but that can all be letdown if your paths and driveways aren’t up to standard. Getting it wrong can costthousands to rectify, while getting it right can offset your property and garden to a tree.

As James Scott, of driveway specialists Immaculate Construction, says: “The bestadvice I can give you when looking for a contractor to replace a driveway is to usea Marshalls-approved contractor. They’ve been assessed on the quality of theirwork and are periodically re-inspected. They also offer ten-year warranty.”

As a rough guide, depending on what type of blocks are chosen, it is likely to costaround £100 per square metre, and James’s advice to anyone thinking aboutgetting a drive relaid is simply “do your homework”.

He offers these simpe words of wisdom based on years of experience in the field:“I always describe driveways as ‘icebergs’ – it’s not what’s going on above that’simportant, it’s what’s going on below.”

Immaculate Construction is an FMB member firm based in Bournemouth,Dorset. Visit immaculate-construction.co.uk for more information or to speakto them about your project.

• Detached garages can also beconverted, and we’ve created stand-alone one-bed annexes from doublegarages, complete with lounge/diner,bedroom and bathroom. Alternativelyit can become a home office or gamesroom. Detached conversions typicallycost between £900 and £1,100 persquare metre, including VAT.

• Detached garages can often be linkedup to the main house with anextension, or even built on top of it, soyou can keep the existing garage space.

• Unless you are building forward(adding a bay etc), or in a conservationarea, planning permission isn’trequired, but building regulations doapply. If any garage walls are attached

DOUBLE DOORS,DOUBLE THE SPACENigel Young of A Young’s ConstructionServices is a garage conversionspecialist in East Anglia. If you haven’talready considered it, he suggests youturf your car out on the driveway andconvert your garage into versatile extraliving space. Here’s why:

• Properties with an integral orattached garage are ideally suited to a conversion of this type. We can dothis at a typical average cost of £600to £800 per square metre.

• Visit www.fmb.org.uk/fab• Post your project details• Up to five FMB members from your area will

contact you• Choose the right tradesperson for your job

NEED A BUILDER FOR YOUR PROJECT?Find A Builder in the East of England

to a neighbouring property, you willneed a party wall agreement.

• Don’t forget to match up convertedgarage floor levels to your existinghouse. We see quite a few illegalconversions where garages havebeen converted without the correctbuilding regulations approval, done“secretly” with the garage door lefton! Don’t be tempted, theseconversions are unsightly, unsafe, and make your house unsaleable!

A Young’s Construction ServicesLtd is an FMB member firm in Sandy,Bedfordshire. Visit their website atwww.youngsbuilders.co.uk for moreinformation or to ask them aboutyour project.

So why construct a garden buildingand not an extension? “Surprisinglyperhaps, it is significantly better valueto add a garden building than to buildan extension. A small, quality gardenbuilding could cost as little as £6,000,whereas an equivalent small extensionwould be in the region of £12,000. Awell-built garden building has beenshown to add up to 6% to the value ofyour home.”

There is a vast range of uses for agarden building, adds Ben. “One of themost popular choices is a home office,”he says. “Equally, they serve just as wellas play rooms, dining rooms, musicrooms, pool rooms, gyms or teenhangouts. The really great thing is theycan serve more than one purpose.”

CRB is an FMB member fromEastbourne in Sussex that designs and builds garden buildingsacross the South East of England.Visit their website atwww.crbcontractors.co.uk

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INSURANCE BACKEDThe FMB warranties are insurancebacked and warranties can betransferred on the sale of theproperty to any new owner. All of our warranties are supported by most major banks and mortgage lenders.

If you would like to know moreplease get in touch with the FMB to find out about the added value a warranty can bring to your home improvement project, or for a quotation.

Terms and conditions apply, pleasesee policy wording for full details.Visit www.fmbuildassure.co.uk, orcall 01223 508407 to speak to theinsurance team.

Protection for your new extensionYour home is a considerable investment; in fact it's probably thebiggest investment you will ever make so make sure it’s protected

Whenever you alter or improveyour home, a buildingwarranty can help protect

your investment.

Building warranties from theFederation of Master Builders (FMB)provide protection for:

• Any deposit paid to your builderprior to the commencement ofworks on site. If your builder defaults,then insurers have the option either to refund your deposit or tocomplete your development inaccordance with the original plans or specifications;

• Any failure of the works during thecourse of construction caused byfaulty materials or workmanship orin the event of your builder ceasingto trade. Again if the worst happens,insurers will step in and provide afinancial contribution towards thecost of completing the development;

• Protection after completion of theworks for a period of between twoand ten years. In the event of a latentdefect occurring in the construction,insurers will provide the means torectify the defect.

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