Information Overload

Unwilling

Hi

I'm scanning through all these posts and they vary from vague to intricately detailed.
I'm so confused.

We are planning a kitchen extension - I know that it is below the specifications requiring planning permission - so thats ok.

We had one builder in to give us some ideas, and we're happy with those suggestions but want to go out to a number of builders to get quotes.
It was suggested to us to get drawings done up so that the builders have clear instructions and therefore quoting like for like.

This is where i get confused - are these architect drawings, CAD drawings, Construction drawings..... where to I source them and how much should they cost?!

Poor Uncle Tom

Unwilling wrote: »

Hi

I'm scanning through all these posts and they vary from vague to intricately detailed.
I'm so confused.

We are planning a kitchen extension - I know that it is below the specifications requiring planning permission - so thats ok.

We had one builder in to give us some ideas, and we're happy with those suggestions but want to go out to a number of builders to get quotes.
It was suggested to us to get drawings done up so that the builders have clear instructions and therefore quoting like for like.

This is where i get confused - are these architect drawings, CAD drawings, Construction drawings..... where to I source them and how much should they cost?!

Usually the design ideas come from a good local Architect/Architectural Technician who will put together a drawing for your kitchen extension, This can usually be priced from those drawings.

For detailed works a set of construction drawings may be necessary to accurately price the job, if so your Architect/AT can do those for you too.

archtech

As Poor Uncle Tom says, I would suggest that you should engage the services of an experienced architectural technologist/technician or other experienced and qualified professional (architect/ building surveyor etc) with PI (Professional Indemnity Insurance) as you seem unsure, which is fair enough.

They will be able to advise if you require planning permission or not. Assuming you don't you should engage them to prepare a sketch design for your approval, agree what works you want the builder to undertake and have them prepare tender drawings, and tender the project to a number of builders. You should also engage them to monitor the works (often incorrectly referred to a supervise the works) and certify the works on completion.

Unwilling

Thank you both - any idea how much an architectural technologist/technician would charge for these preliminary drawings!?
Are we talking hundreds or thousands?
Also, is there a website directory of architectural technologist/technicians ?
I dont' want to just employ any tom dick or 'arry

muffler

Unwilling wrote: »

I dont' want to just employ any tom dick or 'arry

Thats the poor uncle ruled out so

Unwilling

Not at all Muffler - if your Uncle Tom is in the trade and is cheap enough....

Poor Uncle Tom

Please!......I'm not cheap....
I'm reasonably priced...:p

sinnerboy

Slig

All messing aside, I dont actually think there is one place where you can find a list of Architectural Technicians. You could try posting on www.tenderme.ie but I think thats probably a waste of time, I've tried from both sides and its just frustrating. Maybe ask your builder if they have worked with someone on a similar sized project that they found professional.

Your second point, the type of drawings. I would suggest that construction drawings are what you should be looking for. They would be more detailed than concept or planning drawings and are basically an instruction manual on how to build your particulat project. A good set of construction drawings should include electrical, plumbing and services layouts, window and door schedules and details of any complex or specialist areas in the build as well as a very detailed specification of all materials and systems to be used on the project. For an extension these would usually cost a couple of hundred to a thouisand euro as they are very labour intensive. The main reason to get these done are:

1: Expecting your builder to build off a simple sketch with nothing more than rough dimensions would be like trying to assemble an IKEA kitchen yourself using only the catalogue photo as a guide. The end result might look the same it definately wont perform as it should. Although your extension may not need planning permission it will still have to comply with the relevant building regulations and planning regulations (exempted developments still have restrictions relating to height, area and even finishes.) Although most builders will know some of these regs a professional designer would be much more familiar with them with insurance to back them up.

2: If you are going to get a few different prices from a few builders construction drawings will be a level playing field for everyone. Using planning or concept drawings for tendering purposes means that any price you get could include all the bells and whistles or no finishes at all depending on how the builder interprets the drawings or specification.

Unwilling

Hullo

AGAIN

Seriously - anyone able to guide me on price.. hundreds or thousands??

Poor Uncle Tom

You should be able to get an extension designed and detailed on drawing capable of being followed through to construction complete for €600 - €900 all in. This is a rough guide as obviously you could spend thousands and you could build an extension without any drawings.