Putting out for tender with basic drawings

mrshappy

We are at the moment trying to get some quotes from different builders/contractors on our house plans.

However, we do not have 'working plans' as of yet just the plans that are going in for planning permission - do you feel it's worth it to get quotes from builders on these plans or is it better to have a set of working plans so they can quote more accurateley?

Also I'd appreciate if anyone can tell me if I need to put in another planning application if I decide to go TF instead of block that was specificied in original planning.

muffler

mrshappy wrote: »

We are at the moment trying to get some quotes from different builders/contractors on our house plans.

However, we do not have 'working plans' as of yet just the plans that are going in for planning permission - do you feel it's worth it to get quotes from builders on these plans or is it better to have a set of working plans so they can quote more accurateley?

Yes you would need a full set working drawings to get accurate quotes.

mrshappy wrote: »

Also I'd appreciate if anyone can tell me if I need to put in another planning application if I decide to go TF instead of block that was specificied in original planning.

Providing the overall size and external finishes remain the same then you wont have to reapply.

Victor

Potentially you are wasting a lot of people's time and that will cost you money.

Poor Uncle Tom

mrshappy wrote: »

We are at the moment trying to get some quotes from different builders/contractors on our house plans.

However, we do not have 'working plans' as of yet just the plans that are going in for planning permission - do you feel it's worth it to get quotes from builders on these plans or is it better to have a set of working plans so they can quote more accurateley?

Also I'd appreciate if anyone can tell me if I need to put in another planning application if I decide to go TF instead of block that was specificied in original planning.

You see, planning permission drawings vary so much it is impossible to answer your question without seeing your planning drawings. But whatever the level of detail they are still not working drawings and details like the heating system, lighting or socket or switch layout, location of vents or type of fires, actual choice of doors, architraves, skirtings, floor finishes, window boards, window surrounds, ceiling cornices, vaulted ceiling areas, attic access, lighting or sockets in the attic, outside water taps, outside electric sockets, bulkhead lighting on the soffits, sensor lighting, gates, drive, kerbing, lawns, wastewater treatment system, burglar alarm and doorbell are unlikely to be all specified on the planning drawings.

This leaves a lot of room for any building contractor to apply for extras.

archtech

I would say its a waste of time. I friend of mind did that recently prior to I preparing his tender documentation. ( I didn't prepare the planning applicatio BTW) There was a price difference of in excess of 120,000 (or 30% of the final tender price) between the two, in that the planning drawings and documents had very little detail and lots of elements that were in the final tender documents were not accounted for in the original tender.

No6

To be brutally honest al lot depends on you as the client. In my part of the world very few are prepared to pay for working drawings so most things are built from planning drawings, in terms of budget a lot of people get contractors prices at your stage and use the quotes to agree the mortgage with the bank and then go and build by direct labour which is percieved as being cheaper but is slower and a lot of work on your part.

If you are getting working drawings done I would wait untill they were available and then go to tender as they will have far more detail and can be priced more accurately but as client you need to understand what is in the drawings but its when you start changing things that extras are generated!!!

Best of luck!!

sinnerboy

Between planning and tender there is an important step to take (which some have cottoned onto) which is to determine your energy demand before you determine your build spec.

Establish which combination of u values , air tightness performance , ventilation strategy and provision of renewable energies strategy is required before you start thinking build fabric.

Otherwise your at the beach without a towel. Regular posters here I am sure smile at the " screed pour is happening next week , how much insulation should I place under it" types.

As for pricing off planning drawings.... your still at the bus stop. You will get "something" built that way. That you'll live with for a long time.

mrshappy

Thanks for replies - alot of food for thought - time for me to slow down and think everything out carefully

The plans are very detailed in so far as more than was required for planning, ie type of slate, window, footpaths,etc - however (sinnerboy thanks for pointing it out) have given no thought to u values , air tightness performance , ventilation strategy and provision of renewable energies strategy - that's my research for this week so

As we won't have a mortgage, I only planned on hiring an engineer to oversee build, is the engineer the guy who could draw up the working plans and is there a ballpark figure for this cost?

sinnerboy

You have to by law have a BER Cert in place before you occupy the building. Given that this is a process you MUST go through have a DEAP assessment ( the software which is used to produce BER certs ) done now.

This will guide the rest i.e. your research and the working drawings.

mrshappy

Can you guide me where to go to get a DEAP assessment done?

muffler

mrshappy wrote: »

Can you guide me where to go to get a DEAP assessment done?

Get a BER assessor from the approved list here

On that web page you can ignore having to input a name and business name and just choose whatever county you are in.

Your engineer may be in a position to recommend someone.

AMG86

There are many BER Assessors out there. Some will take more time than others to do an assessment. Get a recommendation from a friend etc. who has had a good job done by someone on the list.