• You don't need to pay an architect if the resulting habitable space, with proposed changes, is under 170 square metres - architects are expensive
• Your roof is the most important element – don't spend on anything else until you're sure it's sound
• Don't take a builder’s recommendations as final - make sure you know the possibilities; there may be a less expensive way to do the same thing
• If your aim is rental, don't overspend on equipment, fixtures and fittings, know where to add value
• Site plumbing/drainage in the most efficient place - don't move services if you can help it, it’s expensive

Sally Clarke of renosud.com says:

"Start from the top down, I cannot make this point too strongly. Yes the roof is boring, and you want to do the pretty bits inside, but beware, a leaking roof will eventually cause immense and costly damage. Better still get the roof checked before you buy so you know how much life is left in it."

• Confusion will reign in the absence of a building plan
• Builders will assume what they are not told, often with disastrous consequences for you
• With a measured plan you’ll get accurate quotations
• Best builders are busy builders - make them want your job by giving them an accurate plan of works
• Without a plan there’s no reference point to fix your discussions with anybody - confusion will reign
• Revisions and changes become impossible to track
• Builders sub-contract; without a plan a potentially mis-informed builder will instruct an electrician in a game of Chinese whispers with your project (and cash)
• Your plan binds everything and everyone together

Sally Clarke of renosud.com says:

"Good builders love building plans, it makes the job easier to quote and deliver. In a situation where the best builders are always busy, a clear plan or works makes your job attractive. The last thing a good builder wants is a decision by decision wrangle with you about what you want when there isn't a plan."

• Never ever lose sight of the re-sale value - your expensive dream renovation may result in negative equity trap that you cannot sell
• Contain the works well within the resulting market value – if you don't know the probable re-sale value, research it before you begin spending
• Bathrooms and kitchens add value, in most cases,  while complex remodelling will be expensive and may not add the value you expect

Sally Clarke of renosud.com says:

"This is more common that you think. Situations are often driven by eager estate agents and innocent buyers who dream themselves into big spending plans. You'll feel the pain when you come to sell it on later."

• Location of plugs & sockets is important - to you!
• Insulation, heating & aircon options - if you leave it to the builder you get what they think you want
• Quality of fixtures & fittings (doors, taps, switches, tiles etc) - most builders will use basic materials to keep the cost of the quotation down, do you really want their choice of basic kit?
• Don’t forget TV and media requirements
• Specify door and window openings and position to make sure they’re where you want them
• You should specify everything you possibly can
• Look for and build in storage options (under stairs etc)
• Treat water with the greatest respect - make sure you validate how external surface/roof rainwater will be handled - rain can be severe and damage substantial
• Consider old materials versus new to add character, but make sure you tell your builder what should remain - the French have very different ideas about quaint old features - they could end up in the skip

Sally Clarke of renosud.com says:

"The nitty-gritty problems start here, doors hung the wrong way around, not enough power sockets, sockets & switches in the wrong place, cheap bathroom fittings, the list can go on and on and all down to the detail. This is where your plan will reign supreme."

• Never buy a property on the word of an agent/owner who supports your building or renovation intentions without verifying it yourself
• You may find out later you are unable to do any of the things you wanted
• Check your plans in advance with the local Mairie
• Understand your POS, COS & SHON Never take a builder’s word for it when it comes to planning permissions – it's your liability
• The Mairie has enormous control over your plans; never try to be clever, bullish or clandestine about your intentions - you will not and cannot win in a fight with your Mairie, so don’t even try

Sally Clarke of renosud.com says:

"A potential disaster lurks in your willingness to accept somebody else's word for something as important as planning consent, especially from an estate agent, the owner or a builder who have an interest in selling your services. If your project depends on your extension or renovation plan GET PLANNING CONSENT INCLUDED IN YOUR CONTRACT BEFORE YOU BUY AS A CONDITION OF SALE (CLAUSES SUSPENSIVES),"

• If you need Planning Permission present a quality produced dossier; first impressions are important and show you mean business
• You will need to present your ideas in drawn form for any permission that you need
• Remember, your builder will make assumptions about anything you do not specify - make sure you communicate regularly and specifically
• Have agreed review points and checklists; especially review before major elements that cannot easily be reversed afterwards (identify what these critical points are in advance)

Sally Clarke of renosud.com says:

"Use your plan to help you generate materials lists of anything that you want, or need, to specify exactly. Pay particular attention to fixtures fittings, tiles, bathroom fittings etc - use product codes if you can, so there is absolutely no room for error. This is where, say Lapeyre are handy, you can visit the shop (or online) and generate an accurate shopping list with stock codes which you simply give to your builder."

• Don’t ignore the importance of storage
• Don’t Insist on baths when showers will do in small spaces
• Clever stair design can save lots of space
• Understand the relative importance of living space to sleeping space - maximise value where it counts
• Make the most of the relationship between your inside and outside space
• Velux windows or a light well can bring a dark room  or space into play
• An en-suite bathroom needs only 3M² to work, more if you have the room, but 3M² will do it in tight spaces

Sally Clarke of renosud.com says:

"This is where renosud experience can really help to get the very best out of a property configuration."

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