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Planning a new kitchen? Read this before you start |
| Date: 15/10/07 |
For some, a new kitchen is simply a case of updating units and equipment, but for others it’s an opportunity to completely replan the room with many opting to increase its size either by building an extension or by knocking down internal walls. “While a competent DIYer will be able to install a flat-pack kitchen, major work should be left to building professionals,” advises Ian Davis, director general of the FMB, which has just published The Essential Guide to Home Improvement. This free guide is packed with sound advice on planning home improvement projects, and choosing and working with your builder.
Decisions, decisions
Whether you are increasing the available space or not, do some ground work before you start. Before you consult a kitchen specialist or call in the builders take some time to think about how you will use the room. This will help you decide the layout that’s best for your lifestyle. Are you going to be eating there; if the room is used as family gathering space, do you need an informal seating area? Are you a keen cook who needs lots of work top space or a quick and ready cook that needs central stage for your microwave?
Where are your drains?
One of the most important considerations when you start planning your kitchen is drainage. More often than not the available drains and outside walls will determine the layout of the kitchen. Outlet pipes for sinks and appliances such as dishwashers and washing machines need, wherever possible, direct access to external drainage. You also need to consider the capacity of the drains and whether they can cope with potential usage. If you live in a new house this is not a problem as capacity is taken into account when the house is built.
If you start moving pipes about to accommodate layout this can prove expensive and may not be in line with building regulations. If you are changing things it is always advisable to check out your ideas before you start.
The eternal triangle
When you are planning the preparation area, remember the working triangle theory linking the oven/hob, fridge and sink. Make sure they are close together and incorporate worktops between then wherever possible to allow food preparation and somewhere to place pots before the next operation in the cooking procedure. Finally, think about storage and how much is needed for cutlery, crockery and cooking utensils as well as groceries.
Safety and competence
Moving or changing utility points (water, gas and electrical) will add to the cost of the project, but this is the time to make sure that you have a good supply of well placed electrical points. If you are moving or installing a gas boiler or cooker, make sure the installer is Corgi registered. Corgi is the Council of Registered Gas Installers and is the gas safety and competence watchdog. You need to check that the installer is registered individually not just the company he works for. This is required by Health & Safety legislation and not doing so may invalidate the product guarantees.
There are 45,000 Corgi installers in the UK and the majority of the FMB’s 13,000 members are also registered.
Lend your support
If you are renewing an existing kitchen your builder can help you with plans and drawings, but major alterations to the existing layout – for example taking out a wall or building an extension – will almost certainly require additional supports to the existing structure. Get yourself a builder who can help you with planning and building regulations and it is advisable to take advice from a structural engineer as well as engaging an architect to draw up plans.
Check out the rules
The good news is that planning permission is not always necessary for small extensions but you should contact your local planning office and ask if the work can be done within permitted development. If the house hasn’t been extended since 1948 this is likely to be the case, but you must find out in advance. If planning permission is required and you don’t apply, the authorities can make you remove the extension and return the building to its original state.
All extensions must, however, meet Building Regulations and it is best to submit full plans to your local authority building control department so they can advise on any changes needed before work begins.
Are you floored?
Think about flooring – can you overlay your chosen material on to your existing floor? Make sure whatever you choose is suitable for kitchen spills and water leaks which are inevitable. Some laminate flooring, for example, does not cope too well with leaks.
Use the pros
Finding a professional company to transform your kitchen needn’t be a problem. With some 13,000 vetted builders throughout the UK, the FMB’s website, www.findabuilder.co.uk is a good place to start, or ask friends and relatives who have had similar work done to recommend someone – they are only likely to do so if they had a good experience!
Lastly, during the construction work think about how you are going to cope without kitchen facilities. Most builders will work around your family needs but the hot water and cooking facilities will inevitably need moving at some point so get your contingency plan in place.
Follow the FMB’s top tips for managing a successful building project:
- Get estimates from two or three different builders. Be clear about what you want done and ask for a written specification and quotation.
- Ask for references and talk to previous customers. A good builder will provide you with credentials and references, so try to visit previous jobs similar to your own.
- If the builder is a member of a trade association, check the membership criteria – and make sure they really are. Rogue builders have been known to falsely claim membership.
- Avoid adding to the job or changing your mind halfway through – it will usually cost more and cause delays. Confirm any changes you do make in writing – the FMB has a variation form for this purpose.
- Use a contract – the FMB has Plain English contracts for small building work.
- Agree any staged and final payments before work starts.
- Avoid dealing in cash.
- If any problems arise whilst work is in progress, or you are unhappy about anything, talk to your builder right away.
For further information check out the FMB’s website at www.findabuilder.co.uk or telephone 08000 152522 for a free copy of The Essential Guide to Home Improvement, which is packed with sound advice on planning home improvement projects, and choosing and working with your builder.
Contacts:
ODPM – www.odpm.gov.uk 0870 1226236
Local Authority Building Control – www.labc-services.co.uk 020 7641 8737
RIBA – (Royal Institute of British Architects) – www.riba.org 020 7580 5533
RICS (Royal Institution of Chartered Surveyors) – www.rics.org.uk 0870 333 1600
Corgi, http://www.trustcorgi.com/Pages/index.html 01256 372200
Scotland
RIAS (Royal Incorporation of Architects in Scotland) – www.rias.org.uk
0131 229 7545
RICS Scotland - www.rics-scotland.org.uk 0131 225 7078
Northern Ireland
Building Control Northern Ireland – www.buildingcontrol.org
RSUA (Royal Society of Ulster Architects) 028 9032 3760 www.rsua.org.uk
RICS Northern Ireland – www.rics-northernireland.org.uk 028 9032 2877
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