Garage Conversion - architect costs

[LondonRoad]

I'm just wondering if any of you have had a garage conversion, if so costs.

At this stage I'm mainly wondering about architect costs. I've had 2 quotes, one for £430 and the other £600 - quite a difference. I'm just wondering if I should be concerned if the low quote is too low and will try to make money off me in other ways.

As you can probably tell I don't know any architects. :)

[Peter_]

Here is some links with the requirements for conversion http://www.planningportal.gov.uk/england/genpub/en/1115315233105.html

http://www.ourproperty.co.uk/guides/converting_your_garage.html

Are you within 200 miles of Derby if so click this link http://www.garageconversionplans.co.uk/garage-conversion.php

[LondonRoad]

Thanks Moldova. Research appreciated but Hoots Mon this only applies to sassenachs;)

I'm within smelling distance of the delightfull Tunnocks factory in Uddingston, near Glasgow.

http://www.tunnocks.co.uk/index1.htm

[moaningmags]

OOooohh me too, well depending which way the wind is blowing.
Not a clue about the garage tho, sorry :erm:

Tunnocks teacakes, caramel wafers, caramel logs mmmmmmmmmmmmmmmmm

[Peter_]

Here is some Scottish information then.

http://www.clacks.gov.uk/site/documents/leaflets/accessibilitywithinadwelling/

http://www.dhdesignltd.co.uk/Some-Questions-You-May-Have-.php

[LondonRoad]

OOooohh me too, well depending which way the wind is blowing.
Not a clue about the garage tho, sorry :erm:

Tunnocks teacakes, caramel wafers, caramel logs mmmmmmmmmmmmmmmmm

My diet regime involves trying to walk past the front door of their shop on the main street. ;)

hasn't worked yet.:(

repeat mantra

don't ask for square loaf
caramel cake is bad


don't ask for square loaf
caramel cake is bad

don't ask for square loaf
caramel cake is bad

don't ask for square loaf
caramel cake is bad.


......enters front door
waits queue..

" 2 square loaves and 2 caramel cakes please." :)

mantra is workng well :D

[Peter_]

What is a square loaf by Tunnocks never heard of it.

[moaningmags]

It could be what we call a plain loaf. Tastes better then pan bread for some reason, has a different consistency.

http://www.tunnock.co.uk/index2.htm

Don't see it there so must be fresh baked in their shop. And omg their snowballs are awesome!

Harmitage I used to buy their caramel cake by the slab :drool:

[LondonRoad]

What is a square loaf by Tunnocks never heard of it.

As Mags says also called a plain, I think in some parts of England it used to be referred to as a batch loaf. :shrug:

It has a very dark top crust and lighter bottom crust both of which are crusty. The bread is lighter, chewier and tastier than most mass produced square/plain loaves available.

I think they do bake it in the factory, as they do the caramel cake. These are only available locally and on certain days. The loaf is sold as a whole loaf but they will put it through a slicer in the shop if you want.

If you like an outsider though, cut it yourself to the desired thickness, smother with butter (1/2 inch thick is reccomended) and the filling of your choice (not necessary) and enjoy. :)

[MovedGoalPosts]

I think there was a topic here somwhere :confused:

[Peter_]

I think there was a topic here somwhere :confused:
Tunnocks don't make them:D

[martyh]

i'm in the construction industry myself and have done a few garage conversions
my advice is forget about the architect, you don't need one
garage conversions can be dealt with quite easily by a competant builder ,just pick one who can give you references and try to see some of his work .If he is a good company he would take care of any plans required and give you advice on any planning issues .I can't because i don't do work in scotland and the regs are different
so good luck hope all goes well

[fireman328]

Ask for 3 quotes and take the lowest

[martyh]

Ask for 3 quotes and take the lowest


doing that is how people run into problems with contractors
by all means get as many quotes as you like but choose a contractor with the best work record even if he isn't the cheapest

remember that cost is not the only concideration

[joglynne]

Have a drive around where you live, if you have houses built in the same style as your own so much the better, and see if you can spot any new extensions. You may feel a bit of a plank knocking on their doors but you should get the names of some builders worth considering.

You could also get an earful about which ones not to touch with a bargepole which is always very useful.

[Dai]

We had a garage in a village house converted to a kitchen/diner.

Never bothered with an architect. We found a builder that we trusted and left it in his hands.

Obviously there had to be outline sketches and discussion to make sure we both understood what we wanted but the end result was very satisfactory.

[LondonRoad]

Thanks for all your replies.

I've made some progress in identifying 2 different builders who have done similar work nearby. Both neighbours are pleased with completed jobs and I couldn't find fault with the standard or work either.

I don't know if it's different here martyh both the builders said they'd give me an accurate quote once they'd seen the drawings. One offered me the phone number of a couple of architects they've worked with previously but that was it. I agree with you about the lowest not necessarily being the best but sometimes a lower quote can be used as a negotiating tool for a builder to knock a bit off their quote. ;)

I'll phone a couple more architects today and see what they say.

Thanks again

[LondonRoad]

Update and more advice sought. :)

We now have planning permission and got 4 quotes from builders. We've settled on the one who had the 2nd lowest quote for a number of reasons but mainly professionalism and lack of ambiguity in his quote.

He's coming round to see me tonight to tie up some loose ends. My question is about paying him. What percentage should I retain until the job is complete? Should I give him enough just to cover materials initially and then pay the remainder on completion or what?:confused:

[Osem]

Agree stage payments with him. We did just that when we had our loft conversion done and it worked very well. We retained about 25% until we were satisfied that the agreed work had been done to an acceptable standard. Best of luck.

---------- Post added at 09:48 ---------- Previous post was at 09:44 ----------

Tunnocks don't make them:D

Correct they're made by Mars.. :D