New extension, building regs process, what is included, wiring/plumbing?

[dedvendies]

Hi there, planning approved.
Structural calculations underway by a structural engineer and other bits by the architect.

My question is, what needs to be considered in this process?

For instance, do we need to work out where all the light sockets need to be, wiring, what kind of boiler we'll need etc... so we know where they will all fit?

Surely all this information is needed for builders to give an accurate quote? Or is the basic idea that you just put in enough information to pass building regs and then loads of changes will naturally happen after this when the building gets started?

 

[John D v2.0]

Building regs submission has enough information to confirm the design meets building regs, but although you can get quotes from that, you'd get more accurate quotes if you get a tender document Mage up with the extra details that affect the cost but not the building regs.
Eg make of boiler, type of roof tiles, finishes etc. Otherwise the builder will quote the cheaper and use what suits him best unless discussed later possibly with extra cost.

 

[^woody^]

If you had a good designer, he would have specified everything on the plans and you would get an accurate quote with no changes or cost difference unless you asked for alterations or the building inspector required them.

If you had a crap plan monkey, then you could end up paying through the nose for stuff that was not thought about by the person you paid to think about that stuff.

All the builders who come to quote should be quoting for exactly the same things, else you don't know how to compare the quotes.

 

[dedvendies]

Hi there, thanks for information. That all makes perfect sense, and woody I'm pretty sure I have a "crap plan monkey"

So it sounds like the standard process is to have enough information to get building regs approved, and then go through another process of drawing out where all the wiring and plumbing is to then have to pay for another building regs of this? As I'm sure light fitting distances from sinks etc.. has some kind of regulations attached?

Is it possible to just do everything all in one go and submit once? Has this service got a specific name or is it all just "specifications"?

 

[John D v2.0]

Even if you get the full package, the architect won't do the building regs drawings until the plans are approved in case it's wasted effort. For building regs that can happen together with the full spec.
I think ours were called construction drawings and architectural specification, but just be clear what your need.

 

[^woody^]

Gas Safety (Installation and Use) Regulations

So it sounds like the standard process is to have enough information to get building regs approved, and then go through another process of drawing out where all the wiring and plumbing is to then have to pay for another building regs of this?

No, thats non-standard, but it happens.

There should be just one specification to go with the drawings, but yes this could be defined as a building regulation specification and an internal fit out specification.

All the materials and installation are dealt with via simple “in accordance with …. BS xxx, IEE wiring 17th Edition, Water Byelaws, Gas Safety (Installation and Use) Regulations, manufacturers instructions” etc. This deals with the quality and installation and all the fixing and spacing of fittings and all that.

But the location of additional fittings, their type and quantity need to be specified else the builders don’t know what you want. And you certainly don’t want the builder telling you what they want, what they think you want, or worse still guessing.

The structural materials for the shell are dealt with in the building regualtions, but fitting out materials shuch as boiler models, kitchen unit type and layout, sanitary fittings, lights and plug sockets, and even paint could be one of hundreds of types, so you need that sorting out and specifying.

Alternatively, you can ask the builders to allow a provisional sum for say any kitchen or bathroom fit out e.g. “allow £5k for supply only of standard kitchen units consisting of ….”, and then all the builder does is quote for the labour of fitting it.

Or you can just specify a particular range and style and let the builder work out the costs. "Allow for chrome electrical fittings from the MK Albany Plus range"

Builders should stick rigidly to the drawings and specification unless you want something changed. But as you have poor drawings, you might get better builders with better ideas. But you need to be careful that one builder’s ideas don’t alter your costs more than another builder’s ideas. So include a mechanism for pricing variations – hourly or day rates normally.

Material rates for the same product wont alter much. But the labour rates will.

You can actually do most of this without paying for someone to do it for you. You can just refer to some brouchures and say "I want this" and then say "I want a socket here, a light there". But you need it writtten down for clarity and comparing the quotes.

 

[dedvendies]

Great, thanks so much for taking the time to write such a thorough response, makes a lot of sense.

We've figured out where we want all our sockets, lights etc.. and have decided on what we're getting so yes, we'll fire up photoshop and do our own overlay with all these kinds of details that we can send out when we're getting quotes. Thanks!