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Build with Tholos intro
Plan your project properly. Find the right builder. Build with confidence.
Planning an extension, loft conversion or home renovation can feel straightforward at the beginning. You know what you want to change and you may already be looking for a builder to carry out the work.
The difficulty is that finding a builder is often not the first step.
Before a contractor can provide an accurate quotation, your project may need architectural drawings, planning approval, Building Regulations information, structural design and a clear scope of work.
Tholos Build brings those stages together.
Our architects help homeowners understand what their project needs, prepare it properly for construction and, where appropriate, introduce builders with relevant experience in their local area.
Whether you are starting with an idea, already have planning permission or have received builder quotations that you are struggling to compare, we can help you work out what should happen next.
Build with Tholos explained
What is Tholos Build?
Tholos Build is the residential project service from Tholos Architects, created for homeowners planning extensions, loft conversions, renovations and other building work.
We can support a project from the first feasibility discussion through architectural design, planning permission, Building Regulations drawings, technical coordination, builder quotations and construction.
Where suitable, we can also introduce experienced builders who operate in the area and work on projects similar to yours.
The aim is simple.
To make sure that when you speak to a builder, you are asking them to price a project that has been properly considered and clearly defined.
Build with Tholos
Looking for a builder?
Many homeowners begin their project by searching for a local builder.
That makes sense. The builder is the person who will eventually carry out the work.
However, a builder can only price what they have been given.
If two contractors are working from different assumptions about foundations, insulation, drainage, structural work, windows, finishes or other details, their quotations may look very different even though they appear to cover the same extension or renovation.
Preparing the project before requesting quotations can make it easier to understand what you are buying and compare contractors more fairly.
Depending on your project, this could include:
- a measured survey of the existing property
- proposed architectural drawings
- a planning assessment
- a planning application
- Building Regulations drawings
- structural design
- technical construction information
- a defined scope of works
- information for builders to price
Once the project is ready, Tholos can help you approach suitable contractors and understand the quotations you receive.
Build with Tholos
What are you planning to build?
Every project starts differently.
You may already know exactly what you want, or you may simply know that your home no longer gives you the space or layout you need.
House extensions
Create more space without moving home.
We design rear extensions, side extensions, kitchen extensions, wraparound extensions, single storey extensions and larger alterations to existing houses.
We can assess what may be possible, prepare the architectural and technical information required and help bring the project to the point where suitable builders can price it properly.
Loft conversions
A loft conversion can create an additional bedroom, bathroom, office or living space without increasing the footprint of your home.
We help define the renovation as a complete project so that design decisions, compliance requirements and construction information are properly coordinated before builders are asked to price the work.
Home renovations
Renovating a house often involves much more than changing finishes.
Walls may move. Openings may change. Services may need to be relocated. Structural work may be required and previous alterations can reveal unexpected complications.
We help plan the renovation as a complete project so that design decisions, approvals and construction requirements can be considered together.
Garage conversions and property alterations
Garages, outbuildings and underused parts of a property can sometimes provide valuable additional living space.
We can review the existing building, establish what permissions and technical work may be required and prepare the information needed to move towards tender and construction.
Build with Tholos
Do you need drawings before speaking to a builder?
Not every small building project requires the same level of architectural information.
For extensions, loft conversions and substantial renovations, however, drawings are normally an important part of obtaining meaningful builder quotations and carrying out the work correctly.
Planning drawings and construction drawings serve different purposes.
Planning drawings are primarily used to explain the proposed development to the local planning authority.
Building Regulations and technical drawings provide much more detail about how the project should actually be constructed.
Your builder may need information covering structure, insulation, drainage, ventilation, fire safety, materials and other technical requirements before the final construction price can be properly established.
There is also a separate question of responsibility for Building Regulations compliance.
Building Control checks the work against the relevant regulations, but it does not design the project or take responsibility for coordinating a compliant design.
Where more than one designer is involved, a competent Principal Designer may need to be appointed to plan, manage and monitor the design work for compliance with Building Regulations.
Tholos can review what information you already have, identify what is still required and establish who is responsible for coordinating the design before the project moves forward.
Build with Tholos
Planning permission and Building Regulations
Planning permission and Building Regulations are two separate parts of the building process.
Planning considers whether the proposed development is acceptable in planning terms.
Building Regulations deal with technical requirements including structural safety, fire safety, ventilation, energy performance, drainage and other construction standards.
Some projects may fall within permitted development rights and may not require a full planning application. Others will require approval from the local planning authority.
Building Regulations requirements can still apply even when planning permission is not required.
It is also important to understand who is responsible for compliance.
Building Control provides an independent checking function, but responsibility for producing and coordinating a compliant design sits with the relevant project dutyholders.
Where required, the Principal Designer plans, manages and monitors the design work to ensure that the Building Regulations requirements are properly considered and coordinated.
Tholos can assess the project, advise on the appropriate planning and technical route and help establish the professional responsibilities required before construction.
Build with Tholos
Get your project ready for builder quotations
One of the most difficult parts of a home improvement project is comparing builder prices.
A low quotation is not necessarily a better quotation.
Sometimes a low price reflects a genuine saving. Sometimes it reflects missing work, optimistic assumptions or a project being fitted around other jobs.
Before requesting prices, it is useful to establish exactly what each builder is being asked to provide.
A well prepared tender package can include architectural and technical drawings together with a clear scope of works and other relevant project information.
This gives contractors a consistent basis from which to price the work and makes genuine differences between quotations easier to identify.
Tholos can help prepare the tender information, identify and vet suitable contractors, issue the project for tender, respond to contractor queries and review the returned quotations.
Once a preferred builder has been selected, we can also help prepare the building contract.
Build with Tholos
Finding the right builder
Choosing a builder is not simply about finding the lowest price.
The contractor needs to be suitable for the scale, complexity and type of project you are undertaking.
A company that regularly completes residential extensions may be a better fit for one project than a contractor specialising in large refurbishments.
Location, availability, relevant experience, references, accreditations and working methods all matter.
Where appropriate, Tholos can identify and vet contractors whose experience, references and previous work fit the agreed scope of works.
Our network of contractors currently includes areas around:
- Nottingham
- Derby
- Durham
- London
Availability depends on the project type, location, budget and construction programme.
Build with Tholos
Already have drawings or planning permission?
You do not need to start with Tholos from the beginning.
Many homeowners contact us after part of the process has already been completed.
You may already have:
- planning permission
- architectural drawings
- quotations from builders
- structural information
- a contractor in mind
We can review the information you have and establish whether anything else is required before tender or construction.
This can be particularly useful when you have planning drawings but your builder is asking for more detailed information, or when quotations vary significantly and it is difficult to understand why.
Build with Tholos
Support during construction
Our involvement does not have to end once a builder has been appointed.
Depending on the project, Tholos can provide ongoing architectural and construction support including design clarification, site inspections, contract administration and coordination of additional information.
Where required, we can also prepare the building contract before construction begins.
Having the professional design team involved during construction can help ensure that questions are resolved against the agreed design information and that responsibilities remain clear throughout the project.
Build with Tholos
Start with a project consultation
You do not need to know whether you need planning permission, Building Regulations drawings, structural design or a Principal Designer before contacting us.
That is part of the consultation.
We can discuss your ideal goals for the property, where the project is located, what information you already have and what stage the project has reached.
We can also help you understand how to establish a realistic budget for the work and what information will be required before builders can provide meaningful quotations.
If your project is ready to approach builders, we can discuss the tender and contractor selection process.
If it is not, we can help you get it there.
Client experience
"
Lorem ipsum dolor sit amet, consectetur adipiscing elit. We had a vision for our home but no idea how to realise it. Tholos Interiors took complete ownership of the project — every detail was considered, every decision explained. The result exceeded everything we had imagined.
– Lawrence Ipsum, Homeowner · London –
Frequently Asked Questions
Do I need an architect before I find a builder?
Not every building project requires the same architectural service, but for extensions, loft conversions and substantial renovations it is often useful to establish the design and technical requirements before asking builders for final quotations. This gives contractors clearer information to price and can make quotations easier to compare.
Can Tholos help me find a builder?
Yes. Where appropriate, Tholos can introduce builders with relevant experience in the areas covered by our current contractor network. Builder availability will depend on the location, project type, budget and intended construction dates.
Can I contact Tholos if I already have planning permission?
Yes. We can review your existing approval and drawings and advise whether additional technical information is needed before the project is ready for construction.
Are planning drawings enough for a builder?
Planning drawings are primarily prepared for the planning process and may not contain all of the technical information required for construction. Depending on the project, the builder may also require Building Regulations drawings, structural information and other construction details.
Does an extension always need planning permission?
No. Some home extensions may be possible under permitted development rights, subject to the property and the proposed work meeting the relevant criteria. Other extensions require a planning application. A project specific assessment is the safest way to establish the correct route.
Can you help compare builder quotations?
Yes. Where the appropriate project information is available, we can help review quotations and identify important differences in scope, exclusions and assumptions.
Disclaimer
This article is part of a series created by our dynamic marketing team for informational purposes only. While we strive to review all content thoroughly, occasional oversights may occur, even after publication. Therefore, we cannot accept liability for any interpretations or use of the information provided. For the most up-to-date information or to report any discrepancies, please contact us at hello@tholos-architects.com.
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