Artist's impression
Concept to completion homes
We act for you on new homes, major extensions and renovations, from concept design and approvals through tender and contract administration to handover.
One team for a new home, a major extension or a renovation, from the first concept to handover. We design it, take it through planning and building regulations, tender it to builders and administer the contract through to handover.
Your project, start to finish
Seven stages, from your first idea to moving in. Pick a stage, drag the line or use the arrow keys. Times are typical, not promised.
- Idea and brief
- Concept layouts
- Planning
- Building regulations and design
- Tender to builders
- On site
- Handover and snagging
Idea and brief
Free consultation- What happens
- You tell us what you want, about your home or site, and your budget.
- What we do
- A free consultation, then a fixed quote within 3 working days.
- What you get
- A clear scope and the fee for each stage.
Concept layouts
Agreed with you- What happens
- Your ideas become drawings you can react to.
- What we do
- A measured survey, then layout options developed with you.
- What you get
- Layout options to choose from, then one agreed concept.
Planning
Council decision: usually 8 weeks- What happens
- The application goes to the council. If you don't need permission, a lawful development certificate instead.
- What we do
- Planning drawings, usually 2 to 3 weeks from the survey, and the application.
- What you get
- Planning drawings and the submitted application.
Building regulations and design
Building control: usually 5 weeks to 2 months- What happens
- The detail: how it's built, how it stands up and how it's heated and ventilated.
- What we do
- Building regulations drawings, structural design and MEP design (building services).
- What you get
- Building regulations drawings and specification, and signed structural calculations.
Tender to builders
Set in your programme- What happens
- Builders price the same drawings, so the quotes compare like with like.
- What we do
- The tender documents, builders' questions answered and the returned quotes checked.
- What you get
- Comparable quotes on the same drawings, and a contract you understand.
On site
For the length of the build- What happens
- Your builder carries out the work and is responsible for the site.
- What we do
- Contract administration: site visits at key stages and each stage payment checked against the work done.
- What you get
- A check of each payment before you pay it, and someone on your side.
Handover and snagging
At completion- What happens
- The work is finished and checked before the final payment.
- What we do
- A snagging inspection, and the list for your builder to put right.
- What you get
- A snagging list, then completion and handover.
Who does what
You
- Tell us what you want and your budget
- Make the decisions at each stage, with our advice
- Sign the contract with your builder and pay them
Us
- Design, drawings and the planning and building regulations applications
- Structural and MEP design (building services)
- Run the tender, administer the contract, check each payment and run the snagging
Your builder
- Carries out the work
- Is responsible for the site and how the work is done
- Puts right the snagging items
Is it right for you?
A good fit
- A new home
- A major extension
- A whole-house renovation
- A conversion
Not the right fit
- Minor repairs and small jobs, which a builder can usually take on directly
- One piece of the work only: see “Each part on its own” below
What we do for you
- Concept design and layouts, developed with you
- Planning application and building regulations approval
- Structural design, checked and signed by a chartered engineer
- MEP design (building services) for heating, ventilation, electrical and drainage
- Tender to builders, with comparable quotes on the same drawings
- Contract administration, stage payments and site visits through to handover
Finished work
Rooms from a residential refurbishment. See the project
Oak and glass staircase 
Bedroom 
En-suite
Standards and contracts
- Building Regulations
- Approved Documents for structure, fire, energy, ventilation and drainage.
- Eurocodes
- Structural design to Eurocodes with UK National Annexes.
- JCT homeowner contracts
- The JCT homeowner contract, filled in for your job.
- CDM 2015
- As a domestic client, your CDM duties pass to your builder. We check they know that.
Each part on its own
Each is quoted within 3 working days.
- Structural designBeam calculations, extensions and low-rise homes up to four storeys.
- Topographic and as-built surveysGNSS and total station surveys, drawn up in CAD.
- Interior design conceptMood boards, layouts, finishes and lighting for kitchens and whole homes.
- Contract administrationChoosing a builder, a JCT homeowner contract, stage payments and snagging.
- Heating and services design for homesHeating, ventilation, electrical and drainage design for new homes and major extensions.
Questions about the process
How much does it cost?
It depends on the size and complexity of the project. After a free consultation we send a fixed quote within 3 working days, with the fee for each stage set out.
Can I use my own builder?
Yes. We can ask your builder to price the drawings, on their own or alongside others, and we administer the contract the same way.
What if planning is refused?
It can happen, and nobody can promise approval. We go through the council's reasons with you and set out the options, such as changing the design and applying again. Any extra work is quoted before we start.
Do you manage the site?
No. Your builder carries out the work and is responsible for the site. We administer the contract for you: we visit at key stages, check each payment against the work done and run the snagging.
Can we use only part of the service?
Yes. Design and approvals, structural design, tender or contract administration are each available on their own.
Do you work on new homes as well as extensions?
Yes. New homes, major extensions and renovations.
Start with a free consultation.
Tell us about your home or site and what you'd like to do. Fixed quote within 3 working days of a free consultation.