The chancellor has cut the zero vat rates for alterations to listed buildings at a time when many in the property and construction industry are looking for VAT cuts on all building alterations. The Royal Institute of Chartered Surveyors are amongst a growing group of organisations and leading individual calling for cuts in VAT for all property alterations. Improvements to existing housing stock offers a greener alterative than new build properties. Many older properties can be converted and renovated into high standard, energy efficient homes and a cut in VAT would encourage more green renovations. These property renovations are a key step to improving the energy efficiency of the existing UK housing stock and preventing wasteful demolition and unnecessary new build developments.
Perfect time for a home extensions and outside living?
March 30, 2012
Spring has arrived and many people are starting to think about outside living, so how is the best way to bring your garden into your home. One of the best ways to achieve this is though large openings with bi-folding or sliding doors. To create a large opening or knock through rooms it is simply a case of inserting a RSJ or steel beam. This requires permission from the local authority building control department in the form of either a full plans building regulation submission or a building notice. Once you have the opening in place it’s time to choose your doors, the main options are aluminium, UPVC or timber in soft or hardwood. The increased light and feeling of space can transform even a modest house or room into a bright and light space. With some home owners taking out both internal and external walls it can transform small boxy rooms into one large family living space with lots of light and views over the garden. You may also require the services of a structural engineer who for a few hundred pounds can allow you to indulge in the most contemporary designs and home extensions. Modern contemporary home extensions can be finished in a mixture of traditional brick, stone, coloured renders or cedar cladding. The contrast of modern finishes against a traditional building with clean lines, glass and sharp coloured render finishes can create an impact that will be the envy of family and friends.
Underpinning building foundations causes and repairs
March 18, 2012
There is an increase in the need for underpinning as there has been a period of unusually dry weather in recent times. There are several main causes of structural building defects that require underpinning as a remedial structural repair. The main causes are poor substrate the ground condition and type under the building, poor construction techniques the building has been badly built. Drains and trees are also often culprits of the need for underpinning. Defective drains cracked damaged drains with displaced joints can cause leaking underground often undetected for years which washes away the soil or substrate below the building. Trees can also affect footings when they grow larger or are removed causing land heave. The two most common foundation solutions are traditional underpinning and pile foundations. Traditional underpinning is when the existing footings are excavated usually in one meter linier sections and back filled with concrete. This is a gradual, slow and costly solution to defective building foundations as it is very labour intensive much of the work often being hand dig. It also requires a certain degree of experience, there has been instances in the past where inexperienced contractors have caused the collapse of buildings during this process. The second option is pile foundations these use various “rigs”, that dill and install the piles that are in turn used to support the existing or new super structure. Again this is not an easy or cheap option, the most important thing is to seek the correct professional advice. A good structural engineer will only cost a few hundred pounds but could potentially save you thousands of pounds on unnecessary structural building repairs.
Do I need a building contract for my home extension or building project?
March 17, 2012
Many home owners are concerned that they will get what they want and the quality they desire for their home extension or building project. The most important thing is that you do have a suitable level of documentation for the type of home extension or building project you are undertaking. With even a small home extension project it is important that you have enough detail in the building quotation or building tender document. It is no good starting a fifty thousand pound project with a single A4 page quote that says build as drawing. The more detail you can specify from the outset not only are you more lightly to get what you want at the price agreed. You will also find that your building contractors will be able to quote “like for like” the last thing you want is beautiful oak windows to then find your contractor had priced for MDF window boards. That is exactly the type of detail that can trip up a client or leave the building contractor faced with a difficult conversation. There is various documentation that is used in a building contract, a schedule of works, this outlines the various components and the installation or construction costs. The preliminaries, specification and workmanship document details the finest details of finishing and the relative specification for each trade and professional construction project section. The other document that is often used for a building contract is a JCT or joint contractual tribunal building contract of which there are various types from DB (design and build) through to more simple JCT contracts like Minor Works Building Contract. These documents when used correctly are more than sufficient to cover most domestic building works contracts.
Period property conversion and renovation specialists
March 10, 2012
Building work carried out badly to period property will not only devalue the property it can also potentially cause thousands of pounds of damage. The use of cement based renders, pointing and finishing, stop period properties from “breathing”, they were built with lime based mortar and need to be able to dry through render and mortar. So before you start work on a period property ask your contractor the right questions and ask to speak to some of their existing customers with similar properties. If you have a particularly historic property it would be worth contacting the conservation register to get some advice on suitable materials and best practice. The Society for the Protection of Ancient Buildings is another good resource for those that have the more specialist properties. So what is the most important thing to watch for when choosing your building contractor or building surveyor? Passion, you need someone who shares your passion for period property, this is the single most important aspect. A contractor or surveyor who genuinely enjoys their work is bound to make that extra effort, whether it is finishing lead detail or writing a preliminary document, JCT, schedule of works or dilapidation. The rest will follow, so ask them about their back ground, other projects and customers. Take time to understand their skills experience and love of period buildings.
Contemporary home extensions for period properties
March 3, 2012
There has long been a debate on which type of home extension suites a period building, many architects now prefer to opt for a very contemporary structure that is clearly defined from the original building. These are often flat roofed with lots of glass and coloured render panels. Many period property owners still want to extend with sympathy and match the original details. If you choose to match the original features of any period building there are always challenges. The first being the building control department, although they are very helpful and will often take a position on some items. Ultimately they are responsible for the home extension meeting the various sections of the UK building regulations. So if the property is brick built straight away you will need a cavity. So details like swept window reveals will be deeper than if it was a solid double skin brick wall. Also the bricks themselves are always a challenge to match, many make the mistake of using re-claimed bricks. They are fine for a barn conversion or a more rustic building, but for many buildings from the Georgian or Victorian period the chipped edges often associated with reclaimed bricks completely destroy the look of the building. The sensible option is to go for a close match modern brick like a normanton smooth mixed with a normanton weathered. Then make sure you pay close attention to the brick bond, mortar colour, mortar joint finish and joint sizes. The most critical detail to get right when matching a period property extension is your choice of contractor. Even with the best set of drawings and construction details it is how the individual trades finish their details that can make the biggest difference. The brick layers may need to concentrate on keeping the joints tight, the joiners may have to bird mouth rafter details or even add dummy features at the eve details. Often the original roof structures on period properties will not pass part “A” of the building regulations. This is particularly the case when home owners want modern open plan large family or games rooms. So in goes the structural steel hidden in the roof space and then there is a need to recreate purlin details under eves where they should be seen externally. Also modern M & E (mechanical and electrical ) items air source heat pumps, gas and electric meters, switch gear for electric gates, etc all needs to be cleverly sighted. There is nothing worse than a beautifully matched period property extension. With various white boxes or timber casings hiding these items on the external elevations. As with all property conversions, renovations and extensions it is the small details that can make or break a projects final look and feel.
Rural commercial property prices soar with increase demand
March 1, 2012
The demand for rural property has soared and continues to beat record levels according to a report from the Royal Institute of Chartered Surveyors. The average price of rural commercial land and dwelling including farms has seen stellar performance over 2011 with an acre of land rising by an incredible £6,514 in the second half of 2011 alone. The simple economics of supply and demand continues to push up land values. The predictions for this year are equally good as the supply of stock coming to market stays low, with prices rising at this speed many are hanging on for maximum sales prices. It has also been noted that demand for residential property in green belt areas remains high and competitive but these properties are less lightly to see such gains. They still compete with other residential property markets with are more constrained by the lack of suitable mortgage funding.
House collapses after works for home extensions
February 27, 2012
A property in Wolverhampton has collapsed after building work for a home extension was carried out on the neighbouring property. Local residents reported hearing a terrific noise like an earthquake as almost half the house collapsed in the early hours of the morning. The local building inspectors have launched an investigation into the contractors who carried out the work after speculation that they had removed too much earth at one go and undermined the neighboring properties footings. The structural engineer attending site said that this type of incident is very rare and again speculated on poor building practices.
RSJ’s and ridge beams in home extensions
February 26, 2012
Increasingly in modern home extensions steels and ridge beams are being used to give the home owner the large open plan living spaces they desire. With more and more home owners planning their home extensions to include warm roof or open loft designs. The construction details require RSJ’s or ridge beams to compensate for the lack of triangulation of the roof structure. So in come the ridge beams and heavy rafters and out go any plans for trusses. Another popular feature to the modern home extension is the bi-fold doors. These often span large openings and require RSJ’s or specialist lintels to support masonry or the roof above. Even roof design is being considered much more than it has been in the past, many home owners will no longer opt for a traditional flat roof. They want EDMP or other rubberoid roofing solutions with longer guarantees, many are choosing to disguise their flat roofs with a parapet wall and attractive copers to give a contemporary feel to their home extension. This is causing a challenge for those one man band builders who traditionally carried out home extensions. They do not have the man power or expertise to deal with seven meter long steels and complex roof structures. So if you are choosing a contractor for your home extension make sure they have the experience in structural steel work. This thought will be paramount in many people’s minds in Wolverhampton after a property collapsed after building work for a home extension was being carried out next door.
Improve your new build SAP rating with a BPEC qualified contractor
February 19, 2012
Did you know under part “F” of the UK building regulations that all mechanical ventilation systems must be commissioned by a competent person? Like Gas Safe or NIC there is a body that looks after domestic ventilation commissioners, this is BPEC. If you chose a BPEC approved ventilation specialist you will be able to claim extra points against your SAP rating. BPEC qualified commissioners will use an Anemometers for checking the air flows from any domestic ventilation systems. These systems include MHRV and PIV’s (positive input ventilation systems), and it’s a surprise to many that standard intermittent or continuous single point extractor fans also require certification. The legislation has been driven by the increase in the use of Mechanical Heat recovery ventilation systems and positive input ventilations systems but also covers standard kitchen and bathroom fans. How many building inspectors know that they should have a BPEC qualified engineer sign off document as well as a part “P” electrical and Gas Safe certificate prior to realising the building regulation completion certificate? How many home owners are missing out because the expensive Mechanical Heat Recovery Ventilation system they have paid for is not fitted or correctly balanced? Condensation can be one of the common problems associated with Mechanical Heat Recovery Ventilation systems when they have been incorrectly installed and commissioned. In fact MHRV systems tend to be trouble free and provide 96% heat recovery if correctly fitted, but say an installer has not fitted a condensation trap or insulated the exhaust leg of the ducting system with insulated duct problems can occur. The air being expelled can condense on the final ducting leg and condensation can form on the pipe and run back into the unit or ceilings. Many installers think that a little drop of condensation will not cause any issues, they are probably correct what they fail to realise is that a MHRV system can produce eight litres a day. So if you have an incorrectly fitted MHRV system you could risk having the unit short under water ingress and have your ceilings collapse. This is why you should make sure you see your BPEC approved commissioner’s photo I.D. card.
