Houses

[Stadt]

1 hour ago, Chris_OGrady said:

Can anyone recommend architects in Leicestershire/East Midlands for a two-storey house redevelopment/extension?

 

I did a bit of work on my old house, but I'm fairly clueless going into the process and I'm sure plenty of mistakes will be made... 

https://hickmanandsmith.co.uk/sectors/residential-architecture/

 

I know the owners Adam and David, top notch architects and they're fantastic people too. Adam lives not too far from you iirc.

[kenny]

3 minutes ago, Stadt said:

https://hickmanandsmith.co.uk/sectors/residential-architecture/

 

I know the owners Adam and David, top notch architects and they're fantastic people too. Adam lives not too far from you iirc.

I like these guys a lot as well.

[ajthefox]

2 hours ago, Chris_OGrady said:

Can anyone recommend architects in Leicestershire/East Midlands for a two-storey house redevelopment/extension?

 

I did a bit of work on my old house, but I'm fairly clueless going into the process and I'm sure plenty of mistakes will be made... 

I would recommend getting a few out to your place, having a chat with them and getting a fee proposal from each. They should be happy to do this for you for free.

 

That way you get an idea of who you're working with and what they're like. A good working relationship really goes a long way with this type of stuff, so don't be scared to ask questions about how they work. You can also then have a good read of their proposals - they should give you a decent idea of what level of information they provide, at what stage and for what fee. Trust me on this, the cheapest is probably not the best option and you may well end up paying them more if there are loads of caveats in there.

 

You want to be going with someone who can take you all the way through from concept ideas to delivery on site also, whether you choose to go down that route with them or not.

 

I'm an architect and learnt my trade on small private resi jobs but don't know any in Leicester.

 

Edited 26 September 2025 by ajthefox

[Happy Fox]

Almost there now with the house move!, hopeful of completion date 2nd/3rd week of October.

[Grebfromgrebland]

On 26/09/2025 at 12:46, Mickyblueeyes said:

Use Knightsbridge - they know the area and good people working there. Good local business. 

I'd second Knightsbridge they have Oadby under control.

[HighPeakFox]

2 hours ago, Grebfromgrebland said:

I'd second Knightsbridge they have Oadby under control.

That does not sell it to me.

[09bballer]

3 hours ago, Grebfromgrebland said:

I'd second Knightsbridge they have Oadby under control.

I agree, Knightsbridge are good and proactive.

[Grebfromgrebland]

1 hour ago, HighPeakFox said:

That does not sell it to me.

I guess my wording isn't great there but they know the market and have buyers ready and waiting. The area is hot right now should sell with in a week if you take their advice.

[HighPeakFox]

Just now, Grebfromgrebland said:

I guess my wording isn't great there but they know the market and have buyers ready and waiting. The area is hot right now should sell with in a week if you take their advice.

Having to wait for probate, and frankly the property should go (once the matter of insulation cladding is resolved).

 

I chose elsewhere because they were the best fit for my family. Time will tell. Knightsbridge weren't able to bend to my timeframe, unfortunately, and that did their no cause no good.

[Bordersfox]

Any property folk/surveyors lurking?  

 

Currently in the pricess of buying a Georgian townhouse, grade 2 listed.  It's been well looked after by the current owner who renovated it fully in 1991.

 

We were going to be conservative and get a level 3 building survey which is recommended for older properties.  However, a previous buyer (who pulled out for personal reasons) had a level 2 survey completed and we can get it assigned to us for a significantly lower cost.  

 

My question is: is there really a huge difference between the two levels, should we take a view and go for the level 2 or be ultra cautious and get the level 3?

[Izzy]

13 minutes ago, Bordersfox said:

Any property folk/surveyors lurking?  

 

Currently in the pricess of buying a Georgian townhouse, grade 2 listed.  It's been well looked after by the current owner who renovated it fully in 1991.

 

We were going to be conservative and get a level 3 building survey which is recommended for older properties.  However, a previous buyer (who pulled out for personal reasons) had a level 2 survey completed and we can get it assigned to us for a significantly lower cost.  

 

My question is: is there really a huge difference between the two levels, should we take a view and go for the level 2 or be ultra cautious and get the level 3?

We recently moved into a house built in 1973 and decided to get a RICS level 3 survey done beforehand.

 

Cost us about a grand but the results enabled us to go back to the vendor and renegociate the price down another £20k based on the report highlighting things we weren't aware of that needed fixing.

 

I'm not sure how detailed a level 2 survey is but the level 3 was really comprehensive. Basically gave us a jobs list of what needed doing once we moved in.

 

Really pleased in hindsight that we did it. 

 

[Izzy]

Three months into this renovation and I’m on the verge of a nervous breakdown.

A 50 year old house keeps throwing up surprises including needing the roof re felted and battened which we hadn’t  budged for.

The guys installing new boiler and rads discovered the whole place is on a 15mm single loop system which is dog shit so they’re pretty much replacing all pipes with 22mm and a return system which means digging all the floors up. Had 7 contractors in today as also getting new kitchen installed. Every room has had ceilings overboarded and re plastered so it’s a completely new skin.

Onto our seventh skip now (remember to factor those into the costs!) and trying to live without a sink, dishwasher, washing machine and heating is fvcking hard work.

Hopefully we’ll get there soon and then the joys of putting in new flooring and carpets and decorating everything.
It’s stressful and exhausting.

 

 

 

[Raj]

Keep plugging away Izzy...think of the end goal pal👍🏾

[Wolfox]

19 hours ago, Izzy said:

Three months into this renovation and I’m on the verge of a nervous breakdown.

A 50 year old house keeps throwing up surprises including needing the roof re felted and battened which we hadn’t  budged for.

The guys installing new boiler and rads discovered the whole place is on a 15mm single loop system which is dog shit so they’re pretty much replacing all pipes with 22mm and a return system which means digging all the floors up. Had 7 contractors in today as also getting new kitchen installed. Every room has had ceilings overboarded and re plastered so it’s a completely new skin.

Onto our seventh skip now (remember to factor those into the costs!) and trying to live without a sink, dishwasher, washing machine and heating is fvcking hard work.

Hopefully we’ll get there soon and then the joys of putting in new flooring and carpets and decorating everything.
It’s stressful and exhausting.

 

 

 

It’ll be a distant memory when you’re enjoying the fruits of your labour…. Keep going 

[Izzy]

9 hours ago, Raj said:

Keep plugging away Izzy...think of the end goal pal👍🏾

 

14 minutes ago, Wolfox said:

It’ll be a distant memory when you’re enjoying the fruits of your labour…. Keep going 

Thanks for the motivation chaps, appreciated.

Place looks like a bomb site but I’m trying to stay positive. 
It’s been a hell of a ride and learning experience so far.

I tip my hat to blokes in the trades. Watching them at work makes me appreciate how skilled they are in their respective areas. 

[The Year Of The Fox]

19 hours ago, Izzy said:

Three months into this renovation and I’m on the verge of a nervous breakdown.

A 50 year old house keeps throwing up surprises including needing the roof re felted and battened which we hadn’t  budged for.

The guys installing new boiler and rads discovered the whole place is on a 15mm single loop system which is dog shit so they’re pretty much replacing all pipes with 22mm and a return system which means digging all the floors up. Had 7 contractors in today as also getting new kitchen installed. Every room has had ceilings overboarded and re plastered so it’s a completely new skin.

Onto our seventh skip now (remember to factor those into the costs!) and trying to live without a sink, dishwasher, washing machine and heating is fvcking hard work.

Hopefully we’ll get there soon and then the joys of putting in new flooring and carpets and decorating everything.
It’s stressful and exhausting.

 

 

 

Sounds like you need a round of golf mate 

 

Are the plumbers digging up the screeded floors then? 

[Izzy]

1 hour ago, The Year Of The Fox said:

Sounds like you need a round of golf mate 

 

Are the plumbers digging up the screeded floors then? 

Funnily enough mate I played this morning for the first time in 3 months. Blobbed the first three holes and a massive 9 points on the front nine  Somehow managed to score 18 points on the back nine with a couple of fluke chips ins and really enjoyed just getting out with the lads again.

 

Yes, the plumbers certainly are digging up the screeded floors! What a racket and what a mess, we’ve got trenches and trip hazards everywhere but needs must I guess.

 

Isn’t that also your line of work from memory?

[The Year Of The Fox]

4 minutes ago, Izzy said:

Funnily enough mate I played this morning for the first time in 3 months. Blobbed the first three holes and a massive 9 points on the front nine  Somehow managed to score 18 points on the back nine with a couple of fluke chips ins and really enjoyed just getting out with the lads again.

 

Yes, the plumbers certainly are digging up the screeded floors! What a racket and what a mess, we’ve got trenches and trip hazards everywhere but needs must I guess.

 

Isn’t that also your line of work from memory?

I’m a plumbing and heating engineer yes

 

You had a one pipe system basically. 
 

Commiserate yourself in the knowledge that if you’d left those pipes under there and at any time now or in the future had decided to pressurise your heating system a leak could’ve sprung at any point, which would’ve meant you’d have 0 hot water or heating and you’d be chopping up floors, tiles, whatever in order to find and repair the leak. 

 

 

A few years ago I had to go to my Uncles and chop up a bit of their screed to cap off their gas pipe to an old gas fire. Cutting a long story short, in doing that I’d disturbed the old copper joint further back in the lounge. My point being, old copper is very susceptible to springing a leak. Best to do it now whilst your house is a building site 👍🏻

 

[Izzy]

54 minutes ago, The Year Of The Fox said:

I’m a plumbing and heating engineer yes

 

You had a one pipe system basically. 
 

Commiserate yourself in the knowledge that if you’d left those pipes under there and at any time now or in the future had decided to pressurise your heating system a leak could’ve sprung at any point, which would’ve meant you’d have 0 hot water or heating and you’d be chopping up floors, tiles, whatever in order to find and repair the leak. 

 

 

A few years ago I had to go to my Uncles and chop up a bit of their screed to cap off their gas pipe to an old gas fire. Cutting a long story short, in doing that I’d disturbed the old copper joint further back in the lounge. My point being, old copper is very susceptible to springing a leak. Best to do it now whilst your house is a building site 👍🏻

 

That’s exactly what the guys doing my place said so it’s reassuring to hear you say the same.

 

The old pipes in the kitchen are also being replaced as part of the new one going in plus new pipes for washing machine, new outside tap etc.

 

It all looks very complicated from where I’m stood but you guys make it look easy. Big respect for what you do. 

[The Year Of The Fox]

54 minutes ago, Izzy said:

That’s exactly what the guys doing my place said so it’s reassuring to hear you say the same.

 

The old pipes in the kitchen are also being replaced as part of the new one going in plus new pipes for washing machine, new outside tap etc.

 

It all looks very complicated from where I’m stood but you guys make it look easy. Big respect for what you do. 

Yeah, they’re talking sense!

 

Our jobs shite! Roll on retirement 😂

[The Year Of The Fox]

And more golf 

[LCFCJohn]

Just wondering what the good people of FoxesTalk can share in terms of knowledge around house extensions. We have talked about it for years and are now pressing ahead. There was a debate about moving but we like where we are and it’s a more cost effective way of getting the bigger house we are after.

 

We are talking about a pretty simple 2 storey, side extension as the layout of the house lends itself very well to this.

 

The first thing we have discussed is that the space is about 8ft, just over. We don’t want to go to the boundary as we want the ability to have access to the rear and possibly bring the bins up and down. Downstairs should be fine as it is a bigger kitchen area at the back, utility space, bathroom and shallow garage storage space at the front which won’t be a problem. Upstairs requires 

more consideration about the use of space. The current small room is on that side at the front. If the upstairs has to be set back slightly, it’s a case of whether to bring that room wider with the set back consideration and annoying box thing from the stairs, or just have the new space as a further room but it would be quite a long and thin one. I imagine this is quite a normal consideration so wondering if anyone has had a similar experience?

 

We have the architect coming next week. Most around here (Sheffield) seem to be big organisations so we have found a small, local father and son team who specialise in private home extensions which seems more suitable.

Builders wise, I have had three come round and spoken to them. Two are Checkatrade listed. The one who isn’t, was far more expensive and ruled out straight away. Of the other two, my preference is one based on how detailed the quote was, very itemised which I preferred. Honestly I wasn’t sure what else to go on. Both prices were reasonable, both had good write ups and I personally got a good feeling for both. 

I think I have a good grasp on the process. The next step being the architect coming and us putting the ideas into official plans (not the unofficial ones I drew up for the builders). 
 

I am just wondering if anyone has experience of a similar build where it comes to maximising space, particularly upstairs. 

[Wolfox]

9 hours ago, Izzy said:

That’s exactly what the guys doing my place said so it’s reassuring to hear you say the same.

 

The old pipes in the kitchen are also being replaced as part of the new one going in plus new pipes for washing machine, new outside tap etc.

 

It all looks very complicated from where I’m stood but you guys make it look easy. Big respect for what you do. 

Since you’re going to the effort re-piping, have you considered (28mm?) to enable your attempt to be attached to a heat pump in the future, I think you can have some sections with 22mm, but you may as well ask the question 

[Wolfox]

56 minutes ago, LCFCJohn said:

Just wondering what the good people of FoxesTalk can share in terms of knowledge around house extensions. We have talked about it for years and are now pressing ahead. There was a debate about moving but we like where we are and it’s a more cost effective way of getting the bigger house we are after.

 

We are talking about a pretty simple 2 storey, side extension as the layout of the house lends itself very well to this.

 

The first thing we have discussed is that the space is about 8ft, just over. We don’t want to go to the boundary as we want the ability to have access to the rear and possibly bring the bins up and down. Downstairs should be fine as it is a bigger kitchen area at the back, utility space, bathroom and shallow garage storage space at the front which won’t be a problem. Upstairs requires 

more consideration about the use of space. The current small room is on that side at the front. If the upstairs has to be set back slightly, it’s a case of whether to bring that room wider with the set back consideration and annoying box thing from the stairs, or just have the new space as a further room but it would be quite a long and thin one. I imagine this is quite a normal consideration so wondering if anyone has had a similar experience?

 

We have the architect coming next week. Most around here (Sheffield) seem to be big organisations so we have found a small, local father and son team who specialise in private home extensions which seems more suitable.

Builders wise, I have had three come round and spoken to them. Two are Checkatrade listed. The one who isn’t, was far more expensive and ruled out straight away. Of the other two, my preference is one based on how detailed the quote was, very itemised which I preferred. Honestly I wasn’t sure what else to go on. Both prices were reasonable, both had good write ups and I personally got a good feeling for both. 

I think I have a good grasp on the process. The next step being the architect coming and us putting the ideas into official plans (not the unofficial ones I drew up for the builders). 
 

I am just wondering if anyone has experience of a similar build where it comes to maximising space, particularly upstairs. 

You can up to the boundary upstairs, and then exit through a covered passage coming out through your garage storage…

 

or store your bins in your garage?

[LCFCJohn]

28 minutes ago, Wolfox said:

You can up to the boundary upstairs, and then exit through a covered passage coming out through your garage storage…

 

or store your bins in your garage?

Both things that have been considered.

 

We don’t really want to go to the boundary at all. If say next door were to do the same, we would end up adjoined which we don’t want. I know it’s hypothetical but it is something we are looking to avoid if at all possible.

 

Bin wise, we don’t really want them on the back due to space anyway. We would rather have the garden without them. The idea of in the garage bit I mentioned but my wife was concerned about keeping bins in an essentially indoor area. It is an option. The other option is having a specific bin storage area on the front, between us and the neighbours but on that side, it’s drive to drive rather than garden so we’d need to see whether it could be done without causing problems for them. I think it’s one of the main questions for the architect.