The number of people moving home is currently around half that in the peak year of 2007 but life does not stand still and homeowners are instead meeting their changing housing needs by improving and extending.

"The added benefit of improving your space is avoiding high transaction costs such as stamp duty, which can instead be invested in making the existing home a more enjoyable place to live in", says Michael Holmes, spokesperson for The Scottish Homebuilding & Renovating Show, which takes place at SECC, Glasgow from 19 – 20 May 2012.

Holmes outlines nine ways to reduce your extension costs:



1. Keep the design simple

Keep the extension design as simple as possible: a rectangle or square footprint with a simple pitched roof will the most cost effective option. Use standard materials that are readily available and easy to use, such as cast concrete for the floor, concrete block work for the walls clad in brick, render or timber, with a softwood timber roof structure. If possible, avoid complicated ground works, such as building near trees or drains and sewers or other buried services, as these will increase groundwork costs.



2. Do some DIY

Labour costs represents between half to two thirds of the budget for a typical extension, so if you can do some of the work yourself, there is great scope to make savings here.

The easiest tasks to take on are labouring, decorating and landscaping, followed by some of the ‘second fix’ trades such as fitting bathrooms and kitchens, tiling fixing architrave and skirting etc. Be careful only to take on work you have the time and skills to complete effectively. Read up and don’t rush in, as poor workmanship and wasted materials can make DIY a false economy.



3. Project manage the build

A builder will add 10-20 per cent onto the cost of labour and materials etc. to cover their time for managing the project, profit and overheads. You can save some of this cost by taking on the role of building contractor yourself. This means liaising with your designer/architect and the local authority building control department, finding and hiring tradesmen, directing the work and supplying all of the necessary materials and scaffold, skips etc.




4 Save on VAT

Most extension work will attract VAT at 20% on labour and materials, but if you use self-employed tradesmen who turnover less that the threshold for VAT registration, you will not be charged this tax, saving on labour costs. Second hand materials sold by private individuals on the internet will also be free of VAT. Some types of work can benefit from zero rating for VAT on labour and materials. Find out more at www.homebuilding.co.uk/feature/reclaiming-vat-renovation



5. Save on fees

For a simple low cost extension find a designer, be they an architect, architectural technician, chartered surveyor, or structural engineer, who will produce planning and building regulations drawings for a fixed, all in price and choose someone with a track record in designing low cost projects with a simple shape and specification. If your extension can be designed to fall within permitted development rights, no planning application will be required and this will save on planning fees.



6. Use professionals

Beware ridiculously low quotes. To avoid being ripped off always ask family and friends for recommendations and always ask for and check reference. Never pay for building work or materials in advance unless via a protected escrow account- pay only for work that has been completed and that you are happy with.



7. Measure twice - cut once

Making changes or mistakes that waste labour and materials is a major cost in many projects. Measuring everything on site rather than off plan will help reduce wastage, but having accurate scaled plans in the first place will help too. The more time spent at the design stage, visualising the end result, the more problems can be anticipated and headed off. Accurate and complete design will ensure you have services such as plumbing and wiring in the right places, get floor levels right between rooms, and ensure doors are hung to swing in the most space efficient direction. Once you have made up your mind, stick to it, as changes always incur extra costs, often in ways that don’t reveal themselves until later on down the line.



8. Re-use, recycle and repair

Existing materials can be reused or sold rather than thrown in a skip. Old floorboards, doors, radiators, towel rails, kitchen units etc. can all be revived and reused, cleaned up and given a new finish. Sell or trade what you can’t use. Buying salvaged materials on the internet or from salvage yards can also prove cheaper than buying new and introduce instant character. Second hand items that offer good value include roof tiles, bricks, timber floorboards, internal doors, fireplaces and roll top baths.



9. Negotiate trade discounts

Find out where those in the trade buy their materials and aim to get the same wholesale or trade prices. Always negotiate and see if there is any discount for paying cash (making sure you get a receipt). Bulk buying from a single supplier may mean getting a better discount, and you may be able to reduce delivery costs too. Buying end of line deals can save a fortune, especially on items like carpets, kitchens and appliances.



TICKET OFFER

Click here www.homebuildingshow.co.uk/buildscotland to register for a free pair of tickets to the show worth £16!