arcitect FROM LONDON Start Your Project Now
Extension, Renovation and Building Advice
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RIBA Chartered
Award winning
London · Vienna · Rome
Featured in The Times
Panel at Grand Designs Live
Start Your Project intro
Tell us what you are planning
If you are thinking about extending, converting or renovating your home, you do not need to have every detail worked out before speaking to us.
You may already have drawings and planning permission.
You may only have an idea.
Either is fine.
The first step is simply to tell us your ideal goals for the property, where it is located and how far the project has already progressed.
From there, Tholos can help establish what your project needs before suitable builders can be approached.
Start Your Project explained
You do not need to know what service you need
Many homeowners contact us without knowing whether they need planning permission, Building Regulations drawings, structural design, a Principal Designer or even an architect.
That is completely normal.
You should not need to diagnose your own project before asking for professional advice.
During your initial consultation, we can review your goals, what information you already have and what stage the project has reached.
We can then explain which steps are likely to be required before the project can be properly priced and constructed.
This could include:
- feasibility advice
- architectural drawings
- planning permission
- permitted development advice
- Building Regulations drawings
- structural design
- Principal Designer services
- technical construction information
- preparation of a tender package
- builder identification and vetting
- tender management
- quotation comparison
- preparation of the building contract
- support during construction
The aim is to establish a clear route from your initial idea to a properly defined project and the right builder.
Start Your Project
What can you contact us about?
You can start a conversation with Tholos at almost any stage of a residential building project.
You have an idea but nothing else
Perhaps you want a larger kitchen, another bedroom, a loft conversion or a complete renovation but are not yet sure what is possible.
We can help understand your ideal goals for the property, assess the existing building and explore different options before you commit to a design.
You know what you want to build
If you already have a clear idea for an extension, loft conversion, renovation or other home improvement, we can help turn that idea into a properly defined project.
This may involve surveys, architectural design, planning drawings, structural design and technical information for construction.
The objective is to develop enough information for suitable builders to understand and price the work accurately.
You are looking for a builder
If you have started searching for builders, it is worth establishing whether the project is ready to be priced.
A contractor can only provide a reliable quotation when the scope of works is clear.
If important information is missing, different builders may make different assumptions and produce quotations that are difficult to compare.
We can review the project, identify what is still required and help bring it to the point where a proper tender process can begin.
Once the project is ready, Tholos can identify and vet contractors with relevant experience and references, issue the project for tender and help compare the returned quotations.
You already have planning permission
Planning permission is an important milestone, but it does not necessarily mean that the project is ready to build.
Planning drawings rarely provide all of the technical information required during construction.
You may still need Building Regulations drawings, structural design, construction details and coordination of the design for Building Regulations compliance.
Where more than one designer is involved, a competent Principal Designer may need to be appointed to plan, manage and monitor the design work.
We can review your approved drawings, identify what is still required and help prepare the project for tender.
You already have builder quotations
If several builders have quoted for the project and the prices vary significantly, we can help you understand why.
Differences may relate to materials, structural assumptions, exclusions, specifications, programme or the level of detail each contractor has allowed for.
Sometimes a lower price represents genuine value. Sometimes it reflects missing work, optimistic assumptions or a project being fitted around other jobs.
Where suitable project information is available, Tholos can review and compare the quotations and establish whether each contractor has actually priced the same scope of works.
Your project has already started
Sometimes homeowners contact us after construction has begun.
This may be because a builder needs further drawings, a compliance issue has arisen or the work on site no longer matches the agreed design.
We can review the situation, identify any missing architectural or technical information and advise on the most appropriate next step.
Start Your Project
What happens during the first consultation?
The first consultation is designed to understand what you want to achieve, establish where the project currently stands and identify what needs to happen before the right builder can be appointed.
We will usually discuss:
- the property and its location
- your ideal goals for the property
- how you intend to use the new space
- any drawings or approvals you already have
- how to establish a realistic budget for the project
- your preferred timescale
- whether you have already spoken to builders
- any known planning or construction constraints
You do not need to prepare a formal brief.
Photographs, estate agent plans, existing drawings or even a simple explanation of what you would like to achieve can all be useful starting points.
Start Your Project
What happens after the consultation?
After we understand the project, we can recommend the appropriate next stage.
For some homeowners this may simply be an initial feasibility assessment.
For others, the next step may be a measured survey and architectural drawings.
If the design is already established, the project may instead need Building Regulations drawings, structural design, Principal Designer coordination or preparation of a tender package.
Once the project is sufficiently defined, we can help identify and vet contractors whose experience, references and accreditations fit the scope of works.
We can then manage or support the tender process, compare the returned quotations and help select the most suitable builder.
Once the preferred contractor and scope have been agreed, Tholos can also help prepare the building contract.
There is no single process that fits every project.
The purpose of the consultation is to establish the right one for yours.
Start Your Project
Planning an extension?
If you are considering a house extension, the first step is usually to understand what can realistically be achieved within the property, planning context and available budget.
We can help assess:
- rear extensions
- side extensions
- kitchen extensions
- wraparound extensions
- single storey extensions
- double storey extensions
- extensions combined with internal remodelling
- extensions combined with loft conversions
Depending on the proposal, the project may require a planning application or may potentially fall within permitted development rights.
We can assess the likely route and develop the project to the point where suitable extension builders can tender for the work.
Start Your Project
Planning a loft conversion?
A loft conversion can be an effective way to add space, but not every roof or property offers the same possibilities.
Head height, roof structure, stairs, fire safety and the position of existing rooms can all influence the design.
We can assess the existing property, advise on suitable options and prepare the design and technical information required before suitable builders are asked to price the work.
Start Your Project
Planning a renovation?
Renovation projects can range from relatively simple internal changes to complete property transformations.
Moving walls, opening rooms, changing services, replacing windows or altering layouts can introduce structural and regulatory requirements that are not always obvious at the beginning.
We can help define and coordinate these changes as one project before it is issued to builders for tender.
Start Your Project
Looking for a builder?
If your project is sufficiently developed, Tholos can help identify and vet suitable builders within our network of contractors.
This currently includes Nottingham, Derby, Durham, London and surrounding areas.
Contractor suitability can be assessed against:
- project type
- relevant experience
- previous work
- references
- accreditations
- location
- budget
- availability
- proposed construction programme
Before inviting contractors to tender, we first establish whether the project information is detailed enough for each builder to price the same scope of works.
Start Your Project
Who is responsible for Building Regulations compliance?
Building Control checks compliance with Building Regulations, but it does not design the project or take responsibility for coordinating the design.
That responsibility sits with the relevant project dutyholders.
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 Building Regulations compliance.
This can involve coordinating architectural design, structural design and other technical information before and during construction.
Tholos can review the project and establish whether Principal Designer services are required.
Start Your Project
What should you send us?
You can contact us even if you have very little information.
If available, the following can help us understand the project more quickly:
- the property address
- photographs of the existing property
- estate agent floor plans
- existing architectural drawings
- planning drawings or planning decisions
- builder quotations
- structural information
- a short description of your ideal goals
- any thoughts you already have about the project budget
- your preferred construction timescale
Do not worry if you do not have all of these.
We can establish what is needed during the consultation.
Start Your Project
Start your project with Tholos
A home improvement project can involve many different decisions, but you do not need to make them all at once.
The first step is understanding what you want to achieve and what needs to happen before the project can be handed to the right builder.
Tell us about your project and we can help establish the next stage.
If the project needs further development, we can help get it ready.
If it is already sufficiently defined, we can move towards contractor vetting and tender.
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 drawings before contacting Tholos?
No. You can contact us before any drawings have been prepared. We can discuss your ideas, assess the project and advise on the appropriate next steps.
Can I contact you if I already have an architect or drawings?
Yes. We can review existing drawings and help with later stages such as technical design, Building Regulations information, builder quotations or construction support where appropriate.
Do I need planning permission before speaking to a builder?
Not always, but the project usually needs to be sufficiently defined before a builder can provide a reliable final quotation. Depending on the work, planning permission or other approvals may also be required before construction begins.
Can Tholos tell me whether I need planning permission?
Yes. We can assess the proposed work and advise whether a planning application, permitted development route or another form of consent is likely to apply.
Can you help if I have already received builder quotations?
Yes. If the project information is sufficiently detailed, we can help identify differences between quotations, exclusions and assumptions before you appoint a contractor.
Can Tholos introduce a builder?
Where suitable, yes. Our current contractor network includes areas around Nottingham, Derby, Durham and London. Builder availability depends on the project type, budget, location and proposed construction dates.
What if I am only at the very early idea stage?
That is a good time to contact us. Early advice can help identify what is feasible before you spend money developing a design or approaching contractors.
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.
Start your project