You can get the drawings you need from an “architectural designer”. So not necessarily from an architect. But what do those drawings show? They show a design. You are more likely to get the highest quality design from an architect. Because their capability and training is more extensive than an “architectural designer”.

Some architects are not as good at providing drawings for construction as some “architectural designers”, especially architectural technologists. And some architects create designs which are unnecessarily hard to build. So your builder may have struggled to work with such an architect. However most architects do work successfully with good builders.

Ask your builder why he thinks you don’t need an architect. Ask your architect to reassure him. But some builders simply won’t engage. Because they want to cut corners for profit. Which you may not notice. But an architect will. Part of the architect’s duties is quality control. So beware of builders reluctant to communicate with an architect.

At best those builders want to take full control to their own advantage. Not yours. At worse they may be “cowboy” builders leading to an unlawful building. Of poor quality. And one costing you far more than it should.

Yes. But building projects are done without one. Some turn out well. Because of, at least, these five factors:- Firstly, construction drawings are comprehensive, complete, clear and easy to build from. Secondly, there is no customer change, during construction, in what’s to be built . Thirdly, communication is efficient. Fourthly because there are no changes for reasons beyond the control of builder or customer. And fifthly because customer and builder trust each-other. Of course not all these factors apply. Issues can arise.

So do sign a contract with your builder. Which helps manage the normal issues which often do arise. It controls cost and quality. And guides everyone on all essential requirements. For example, on insurances.

There are several, simple, contract formats for the smallest construction project. Such as those on the websites of JCT, RICS and RIBA. An architect administers the contact if you don’t want to. Are you thinking of signing a contract made up by a builder? If so, get a qualified construction-lawyer to check it out first.

Beware of builders who don’t want to sign a contract (and often ask for an up-front deposit). Usually because it commits them to a price and program. If the construction information is proper in all respects a capable builder should be confident in pricing it. Rather than just giving you an estimate. They should also be confident in devising and managing a program to deliver on time.

Remember that a proper contract is a useful tool to manage change in both price and program. And it’s a checklist of all the key requirements for safety and a successful outcome.

Finally. The insurer of your house, who you must notify of your alterations and extensions to it, usually insists on a formal construction contract. As will a lender.

By either obtaining one from a cost consultant (a “quantity surveyor”). Or from a builder. And, in the Creative Meeting I offer, I do an initial cost estimate.

The reliability of any cost estimate depends on the extent and detail of the information it’s based on. Meaning the design information such as drawings. And specifications for materials. To get a reliable cost estimate first obtain a comprehensive design at least in outline.

The information describing that design should cover all parts of what’s to be built. Estimates by a cost consultant are most likely to be more thorough than a builder’s. And they are most likely to include adequate allowances for risk (sometimes known as “contingency”).

Yes, if it’s an extension to your home. Then the VAT rating is the current standard rate.

No, a building project is zero-rated, if it’s a new house standing alone.

This applies generally. But for exemptions and allowances. Plus detail on definitions of “extension” and “new house”, and to confirm VAT status, visit HMRC’s website.

Some professionals you may appoint may also charge you VAT because their services are not zero-rated and they are VAT registered.

A builder may offer to reduce the amount of VAT he charges. By suggesting you employ his tradespeople directly. They are not VAT-registered. He still manages them. This practice adds complication, risk, and is probably not lawful. Check with HMRC before even considering it.

A legitimate way to reduce overall VAT may be construction-management. A process in which you form separate contracts with each separate tradesperson. And manage them yourself. Check HMRC’s rules for that too.