Do you pay VAT on extensions?

Why We Sponsored a Beehive! At first glance, it might not seem like home building works and honey bees have much in common. But when you look a little closer, the parallels start to emerge. As a Yorkshire based builder, we spend our days improving and extending people’s homes. It’s careful, detailed work that requires structure, planning, teamwork and a real appreciation for how things come together. Bees might be tiny, but they’re master builders in their own right. And that’s just one of the reasons we’ve decided to sponsor a bee hive. Supporting a hive might seem like an unusual move for a construction company, but for us, it makes perfect sense. As builders, we’re deeply aware of the impact our industry can have on the environment. Every extension we design and build shapes the world around it, so we want to make sure we’re doing that in a responsible, sustainable way. That includes everything from the materials we choose and how we manage waste, right through to the green spaces that surround the homes we work on. Supporting bees is another small but meaningful way we can contribute to a healthier, more balanced environment. Bees play an essential role in the ecosystem. Around 75% of the food we eat relies on pollinators, with bees taking the lead. Without them, we’d lose everything from apples and strawberries to carrots and onions. But despite their importance, bee populations in the UK have been under serious threat for years. Habitat loss, pesticides, and climate change have all taken a toll. By sponsoring a beehive through a local conservation initiative based near York, we’re helping to provide a safe and supportive environment for one of nature’s most crucial workers. From a our point of view, there’s a lot to admire in how bees operate. Their hives are masterpieces of design and efficiency – perfectly engineered spaces that are strong, functional, and built to last. Much like a good extension, a beehive isn’t just about shelter. It’s a hub of activity, designed to meet the needs of its occupants while fitting perfectly into its surroundings. That’s exactly the kind of approach we take with our work: designing spaces that blend with the existing home, feel natural to use, and improve quality of life. We also believe that building for the future means more than just bricks and mortar. It’s about creating homes and communities that are fit for the next generation. That includes thinking about energy efficiency, biodiversity, and how we can build in a way that respects the land we work on. In recent years, we’ve seen more and more clients asking for eco-friendly solutions – from green roofs to garden rooms designed to attract wildlife. Sponsoring a beehive is another way of saying: yes, we care about that too. As a Yorkshire builder, we’re lucky to work in some beautiful places, from the edge of the Dales to the rolling fields of the East Riding. We want to help protect those landscapes, not just through responsible building practices but by giving back where we can. Supporting a beehive might be a small gesture, but it’s a symbolic one. It reminds us that every structure, no matter how large or small, is part of a bigger picture. So while our day job involves bricks, timber, and insulation, we’re proud to have added beeswax and wildflower meadows to the mix. Oh, and we get some delicious honey too!

When planning a home extension or some building work, one of the early challenges can be realising that your gas or electricity meter is right where your kitchen or living space is supposed to go. It’s a more common issue than many people expect, especially in older homes where utilities were installed with no thought to future layouts. But the good news is - Yes, you can move your electricity or gas supply – but there are a few things you need to know before diving in. Why Would You Need to Move It? The most obvious reason is layout. If your gas meter is in a spot where you want to knock through a wall or install French doors, it’s got to go. Similarly, your electricity supply – which includes the meter and fuse board – might be in a hallway you’re planning to turn into part of a larger open-plan space. In some cases, people also move meters and supplies outdoors to free up indoor space or simply modernise the look of their property. Lots of the houses around York (especially the victorian semis with the lovely bay windows) have the meters right where people want to expand sideways! Who’s Responsible for What? This is where things can get a bit confusing. There are several parties involved when it comes to moving your utilities: • Your energy supplier is the company you pay your bills to. • The network operator (or DNO as they are sometimes called) owns the actual pipes and cables. • A registered engineer may be needed to make the final connection once things have been moved. The Distribution Network Operator (DNO) will likely need to be involved in the planning to move any main cables, pipes or meters. In Yorkshire, Northern Powergrid is usually the DNO for electricity, and Northern Gas Networks often looks after gas distribution. What Does the Process Involve? Moving your gas or electricity supply isn’t something you can just book for next week. It needs proper planning and, in some cases, permits. Here’s a general idea of how it goes: 1. Speak to the DNO via their website: Northern Gas or Norther Powergrid . 2. Fill in the forms and provide pictures and plan. A technician or engineer will possibly need to come to assess what’s needed if they cant do it from the pictures supplied. They’ll look at distances, accessibility, and safety requirements. 3. Receive a quote. Costs vary depending on how far you want to move the supply and how complex the job is. 4. Book the work. Once approved, work can be scheduled. You might need to coordinate dates with your builder, especially if the meter needs boxing in or the new supply needs trenching or ducting. 5. Internal connections. After the supply is moved, you’ll usually need a registered electrician or gas engineer to reconnect your home’s system to the new meter location. How Much Does It Cost? Costs can vary quite a bit. A small relocation within a metre or two might only cost a few hundred pounds. But if you’re moving a supply several metres away, especially if it involves digging up pavements or roads, expect to pay into the thousands. In urban areas of Yorkshire like Leeds, York, or Pocklington, you might find costs are slightly higher due to access issues and council permissions. In rural spots, the work may involve longer pipe or cable runs but sometimes less red tape. There are also potential extra costs if your internal appliances or fuse board need upgrading to meet current standards. This is something a good builder or project manager will flag early on. Do You Need Permission? Yes, in most cases you do. If the work involves digging on a public pavement or road, the network operator will usually apply for a permit from the local council. You may also need to inform your home insurance provider that structural changes are being made to your utilities. Timing Is Everything One of the most common causes of delays on extension projects is utility relocation not being factored into the timeline early enough. Some suppliers can take up to 6–8 weeks to schedule the work, especially during busy seasons. If you’re planning an extension, talk to your builder about utility positions right from the start. That way, everything else – from foundation trenches to plastering – can go smoothly without waiting on a moved meter. So, while moving your gas or electricity supply isn’t something to take lightly, it’s certainly doable with the right planning. It’s part of making a home extension work for how you want to live, not just how your house was originally laid out decades ago.

If you're planning a home extension, featuring a new kitchen, bathroom (if using electrical shower) or adding things like a car charger, it's important to understand how your electrical supply works, and what might need updating, especially some parts York where many homes were built several decades ago. One term that often crops up during extension or renovation work is a looped supply. A looped supply is a type of electrical connection used in some older residential areas. Rather than each home having its own separate power feed directly from the local electricity network, two properties share a single main supply cable. In essence, the electricity "loops" from one house to the next. It’s a cost-saving method that was fairly common practice, particularly in semi-detached or terraced housing. The looped cable typically runs underground from a nearby distribution point—like a substation—and enters the first house. From there, it continues on to the next house, connecting both properties to the mains. This setup was perfectly adequate when homes used fewer electrical devices and had simpler power requirements. However, with today’s demand for high-capacity use, from EV chargers to modern kitchens and home offices with air conditioning, it can cause limitations. You might not even know your property has a looped supply until an electrician or a DNO (Distribution Network Operator) identifies it during work. It’s not something most homeowners are aware of, but if you’re planning a substantial extension, building a garden office, or installing high-powered appliances, it’s something that might need addressing early on in the process. So why does a looped supply matter when you’re extending your home? The biggest issue is capacity. Shared supplies can struggle to handle the demands of two modern households, especially if both are using electric showers, cookers, or charging an electric car. It’s not just about safety—though that is a major factor—it’s also about future-proofing. If your home is already on the edge of what the system can manage, adding another ring main or new circuits for an extension might push it too far. Looped supplies also bring a few quirks. Because two houses are connected, any major electrical work can potentially affect both properties. For example, if one house requires urgent maintenance or an upgrade, it might mean a temporary interruption for the neighbour too. And from a technical perspective, looped connections can make isolating the supply or upgrading the service more complex than a standalone feed. The good news is that it’s possible, and often free, to have a looped supply separated. Northern Powergrid, which covers Yorkshire, offers this service under certain conditions. If you're carrying out building work and need a separate supply for your extension or for something like an EV charger, they may attend the property and install a new connection point so that your home no longer shares the cable. Before any major building work starts, it’s wise to arrange a survey to assess your existing power supply and whether it’s up to the job. This helps avoid hold ups later on. If your home is looped and you need a separate supply, that work must be completed before the main electrics for the extension are planned out. It's also worth noting that modern electrical installations, including smart meters and certain protective devices—sometimes aren’t compatible with looped supplies. This is another reason why the national grid is gradually working to eliminate them, encouraging homeowners to move to individual feeds as homes are upgraded. For homeowners, especially in towns and villages with older housing stock, looped supplies are still relatively common. If you’re unsure whether your home has one, an electrician can usually tell by inspecting your meter cupboard or main fuse. Look for signs such as two service cables (one coming in, one going out), or check if your neighbour’s supply box appears to be linked to yours. While a looped supply isn’t inherently dangerous or faulty, it does represent a bit of a legacy issue. As our homes evolve and the way we use electricity changes, more and more people are choosing to modernise their setup. If you’re investing in a home extension, it’s a great opportunity to bring your power supply up to scratch at the same time. Understanding your existing electrical infrastructure is just one part of a successful extension project, but it’s an important one. A bit of planning early on can help avoid surprises—and costs—down the line.

When most people think of houses in the UK, they picture traditional brick walls, timber frames, and slate roofs. But there’s another method of construction that’s becoming more popular—especially with modern extensions and new-build homes: steel frame house. Steel frame houses use a skeleton of steel columns and beams to support the structure, rather than the more conventional timber framework. This type of construction has been common in commercial buildings for decades, but it’s also been steadily making its way into residential settings, particularly for those looking for speed, precision, and durability in their build. One of the main draws of steel framing is its strength-to-weight ratio. Steel is incredibly strong, yet much lighter than timber or masonry. This makes it ideal for projects that need to span wider spaces without internal supporting walls—think open-plan kitchen diners or large glazed extensions. It also makes it well-suited to tricky plots or sites with poor ground conditions, as the load can be distributed more evenly with less foundation work needed. For home extensions, especially double-storey additions or those with lots of glass, steel frames offer a lot of flexibility. You can achieve slimmer profiles around windows and doors, which means bigger openings and more natural light—something many homeowners are looking for, particularly in kitchen extensions or garden rooms. And because the frame is manufactured off-site and assembled on location, it can often go up much quicker than a traditional build, cutting down on disruption. There’s also the issue of shrinkage and movement. Timber, by its nature, expands and contracts with moisture and temperature changes. Steel doesn’t. This means fewer problems with settling cracks, squeaky floors, or sticking doors. It can also provide better fire resistance, and when treated and installed properly it’s resistant to pests and rot, too. Steel frame houses aren’t a new invention. They were used in large numbers in the post-war period to speed up housebuilding when materials were in short supply. Some of these early steel-framed homes can still be found today, especially in parts of Yorkshire and the North. However, modern steel frame construction is a world apart from those earlier systems. Today’s techniques are far more advanced, with improved insulation, air-tightness, and compliance with building regulations. In terms of cost, steel frames can sometimes work out slightly more expensive than timber initially, but that’s not always the case. The real savings often come from the time saved on site, the reduced need for labour-intensive groundwork, and the potential for better thermal performance if the detailing is done properly. Essentially they tend towards similar costs over the short term, allow for savings long term but also open up flexibility and space in the build. Design is another area where steel really shines. Architects and designers love working with steel because of the flexibility it offers. Curves, cantilevers, and big, open interior spaces are all much easier to achieve with a steel frame. So, if you’ve been dreaming of a striking modern extension with lots of glass and clean lines, steel could be your best bet. That said, not every builder works with steel frames, and not all projects are suitable for it. You’ll need experienced contractors who understand how to work with steel, especially when it comes to integrating it with other materials like brickwork, stonework or timber cladding. You’ll also want to think about things like thermal bridging and insulation, which need careful attention to detail in the design phase. A steel frame house, or steel frame extension, isn’t just about aesthetics or strength. It’s about using the right materials for the right situation. In places like Yorkshire, where the weather can be a bit unpredictable and traditional building styles are often protected by planning regulations, steel frames can offer a modern solution without compromising on character or durability. Check our instagram for inspiration of some of the steel frame buildings we have made!

When Is It Best to Demolish a Building and Start Again? It’s a question that comes up more often than you might think - should you renovate, extend, 'do up' what’s already there, or bite the bullet and start from scratch? In historic towns like York and Harrogate, we’re surrounded by beautiful architecture, listed buildings, and characterful homes. But not every structure can or even should be saved. Knowing when demolition is the more sensible option can save you time, money, and plenty of future headaches. There’s something undeniably appealing about restoring an old property. Keeping original features, uncovering old craftsmanship, and bringing life back to a building with history is hugely rewarding. But sometimes the starting condition, layout and make up of a building makes restoration unviable or at least far less practical than a fresh start. Structural Issues That Go Beyond Repair One of the most obvious signs that demolition might be the better route is when structural integrity is severely compromised. If a building has subsidence, widespread damp, crumbling foundations, or significant roof failure, it’s worth having a proper structural survey carried out. In some cases, the cost of underpinning, rebuilding walls, or replacing entire roofing systems ends up higher than demolishing and building new. In Yorkshire’s older stone buildings, you might find that age and poor maintenance over decades have taken their toll. Rotten timbers, extensive woodworm, and water ingress are common issues in properties that have stood for a century or more. If more than 50% of the structure needs to be rebuilt to make it safe and habitable, demolition often becomes the more cost-effective route. Equally there are pleanty of more modern properties which are just not right for now! When Renovation Costs Keep Spiralling Budget is usually one of the biggest driving factors. Renovations are notoriously unpredictable. You can budget for rewiring, replastering, and new plumbing, but once the walls come down, surprises tend to emerge. If you find yourself in a position where your renovation quote keeps inflating, it’s worth doing the maths. Sometimes starting again with a new build gives you far better value for money. Plus, you’ll benefit from modern insulation, energy efficiency, and layout choices tailored to how you want to live, not how people lived 120 years ago. Modern Living vs. Outdated Layouts Even with a structurally sound building, sometimes the layout just doesn’t work for modern living. In areas like Harrogate, where Victorian and Edwardian terraces are common, you’ll often find small kitchens, tight staircases, and awkward room sizes. Making big changes inside these properties—like creating open-plan living spaces or installing ensuite bathrooms—can be tricky, especially if you’re restricted by load-bearing walls. A new build gives you complete freedom to design a home that suits your lifestyle. You can integrate smart technology, maximise natural light, and ensure accessibility for future needs. That level of flexibility just isn’t always possible with older structures. Planning and Local Considerations Of course, you can’t just knock down a building. Planning regulations are strict. Demolition needs proper approval, and you may have to provide evidence that the building is beyond reasonable repair. That’s why it’s essential to work with a local builder such as AG Developments who understands the regulations and knows how to navigate the planning process. Sometimes partial demolition is an option. Preserving a façade or particular features while rebuilding behind or around them. This can be a great compromise, maintaining a street’s character while giving you a modern structure. Environmental Factors It might seem counterintuitive, but starting fresh can sometimes be the more environmentally friendly option. Retrofitting old buildings to meet modern energy standards can be incredibly difficult and expensive. With a new build, you can incorporate solar panels, heat pumps, superior insulation, and water-saving systems from the outset. You’ll also likely use modern materials that have better performance and a smaller carbon footprint. The Emotional Element It’s easy to forget the emotional side of the decision. People often develop a strong attachment to a property, especially if it’s been in the family for generations. Deciding to demolish isn’t just about money or practicality. But sometimes the best way to honour the past is to create something that will last for the future.

What Is an Orangery? If you’ve been looking at ways to add extra space to your home, chances are you’ve come across the term orangery. An orangery is a type of home extension or building, traditionally built with brick or stone walls and a solid perimeter roof, featuring a large central glazed lantern. The look and feel sit somewhere between a classic conservatory and a full extension. Thanks to their elegant design and excellent insulation, orangeries are often used as year-round living spaces—perfect for a kitchen extension, dining room, or light-filled lounge. They are becoming increasingly popular with homeowners across York and the rest of the UK. The Origins of the Orangery The term “orangery” goes all the way back to the 17th century. Originally, orangeries were built by the wealthy to shelter citrus trees from the harsh winter weather. These grand structures were typically found in the gardens of stately homes and manor houses, where they served both a practical purpose and a status symbol. The idea was to let in as much natural light as possible while still keeping the cold out. The modern orangery has kept much of its charm while evolving to suit today’s homes. You’ll still find the hallmark features—tall windows, solid walls, and a roof lantern—but today’s designs are focused on comfort, energy efficiency, and versatility. How Is an Orangery Different from a Conservatory? While both orangeries and conservatories aim to bring more natural light into the home, they’re constructed quite differently. A conservatory typically has a fully glazed roof and is built mostly from glass, making it a lighter structure but also more prone to temperature fluctuations. In contrast, an orangery features a more solid structure. Brick or stone pillars, a flat insulated roof, and a central roof lantern help regulate the temperature and give the room a more permanent, integrated feel. That makes orangeries a popular choice for homeowners in York looking for a space that blends seamlessly with the rest of the house. With the right design, an orangery can feel like a natural extension of your home’s architecture, rather than an add-on. Modern Uses for Orangeries Today’s orangeries are incredibly versatile. Thanks to their solid build and excellent insulation, they’re ideal for year-round use. Many homeowners use their orangery as a stylish dining area or kitchen extension, while others create a relaxing lounge, a home office, or even a playroom for the kids. Because they offer more privacy and insulation than a conservatory, orangeries also lend themselves well to open-plan living spaces. If you're thinking of a light, spacious kitchen-diner that feels open yet cosy, an orangery could be the perfect solution. We’ve seen a growing trend around York for orangeries that open out onto garden spaces. With the right set of bi-fold, French doors or patio door (check out the huge tripple glazed door we had to crane over a house in Acomb), you can create a seamless transition between indoor and outdoor living—ideal for entertaining in the warmer months. Do Orangeries Add Value? In most cases, yes. A well-designed orangery can add significant value to your home, especially when it’s been built to a high standard and integrates smoothly with the existing property. Because orangeries offer more usable, practical space than a conservatory, they’re often seen by buyers as a real asset. Of course, the value added will depend on several factors, including the size, quality of materials, and overall design. Talk to us to ensure you are getting the best of your building works! Planning Permission and Building Regulations In most cases, orangeries can be built under permitted development rights, which means you might not need full planning permission. However, this depends on the size and location of the orangery, as well as whether your home is listed or in a conservation area. We have had some amazing results in Harrogate with the historic buildings there, by using some traditional stones they really fit in lovely. Even if you don’t need planning permission, building regulations still apply. These cover everything from energy efficiency and fire safety to ventilation and structural integrity.

If you’re planning on extending your home, you might be looking at keep the costs down without compromising on quality - we all know the cost of living is on the rise! Whether you’re planning a bigger kitchen, a new bedroom, or even just some more space, house extensions don’t have to break the bank — but they do require careful planning. The cheapest way to build a house extension often comes down to being clever with design, materials, and the type of extension you choose. It’s not just about picking the lowest quote; it’s about making smart decisions that reduce labour and material costs while still giving you a functional, attractive space. Keep it simple One of the first things to consider is the design. A straightforward, single-storey extension with a square or rectangular footprint is almost always cheaper than more complex shapes or multi-storey additions. Odd angles, curves, or unusual rooflines look great but cost more due to the extra time and materials needed. Likewise, flat roofs are usually cheaper than pitched roofs — both in materials and labour. While a pitched roof may be more in keeping with the existing property and often lasts longer, a well-installed flat roof can be a perfectly practical and cost-effective choice, especially for rear kitchen or bathroom extensions and will realistically last well in excess of 20 years. Build up, not out In some cases, building upwards instead of outwards can save you money. A two-storey extension will naturally cost more than a single-storey one overall, but it generally costs less per square metre because you’re using the same foundations and roof for twice the space. If you're already doing a single-storey extension. Limit internal changes and plumbing work One of the hidden cost drivers in home extensions is moving or adding plumbing. If your extension involves a new kitchen or bathroom, try to position it near existing plumbing lines. The closer you can keep it to the current setup, the less invasive and expensive the work will be. For example, if you're adding a downstairs bathroom, placing it just behind or below an existing bathroom or kitchen makes life much easier for your builder and plumber — and your wallet. Similarly, avoid major structural changes to the existing building if possible. Knocking through supporting walls, altering floor levels, or rerouting electrics and heating systems will all push up the budget. Keeping the layout simple and working with the existing structure saves time and money. Of course its a ballance between design and budget. Compromising on the design too much to save money can make the build ineffective for you. Choose cost-effective materials Material choices have a huge impact on your final cost. Brick is the most common choice for UK extensions, and it often makes sense to match the existing exterior. But if appearance isn’t a huge priority (say, for a rear extension not visible from the road), you could opt for cheaper alternatives like rendered blockwork or even timber cladding. Inside, you don’t have to go budget, but you can cut costs by choosing mid-range finishes and fittings. If you’re fitting out a bathroom, for example, we always advise our customers that a well-laid, classic white suite and practical vinyl flooring can look just as good as more expensive options — especially when professionally and skillfully installed. Don’t forget planning and building regs It might sound obvious, but getting the paperwork right from the start can avoid costly delays or having to redo work. In some cases, your extension might fall under permitted development, which means you don’t need planning permission — a potential time and money saver. But you’ll still need to comply with building regulations. Working with a reputable builder who understands local planning rules can help you navigate this smoothly. We often work with homeowners from the early planning stages and find that taking the time to get it right upfront means fewer surprises and a smoother build. We have vast experience in the York and North Yorkshire area so know the lay of the land! Don't act as your own project manager One way to add costs is to manage the project yourself and make mistakes! Coordinating individual trades like bricklayers, electricians, plumbers, and decorators can be a nightmare and having a trade onsite but idle quickly adds cost. It's tyoically more effective to just have us do all the management of the build and remove the risk!

A loft conversion is a fantastic way to add space and value to your home, but how long does it actually take? The timeline depends on the type of conversion, your home's size, and any unexpected challenges. Generally, most loft conversions from our experiance in take 6 to 12 weeks. Planning & Preparation Before any work starts, there’s a planning stage that can take anywhere from a few weeks to a couple of months. If your conversion is under permitted development, you can move quickly. However, if planning permission is required, approval alone takes up to 8 weeks. Structural calculations and building regulations approval also need to be factored in before construction begins, however the houses around York particularly are well suited for conversions falling under permitted development. Main Construction Phase The actual building work varies depending on the conversion type: Rooflight conversion: 2–6 weeks – the simplest option with minimal structural changes. Dormer conversion: 4–8 weeks – adds headroom and space with a box extension. Hip-to-gable or Mansard conversion: 8–10 weeks – involves extensive roof alterations. Insulation, Plastering & Utilities Once the main structure is complete, insulation, plaster boarding, and plastering are done. After that, electricians and plumbers install lighting, sockets, and radiators. This phase usually takes 1–2 weeks. Finishing Touches The final stage includes flooring, skirting boards, doors, and any built-in storage. Painting and decorating can take up to another week, depending on complexity. Possible Delays & Considerations Several factors could extend the timeline: Weather Conditions – bad weather can slow things down, you dont want a big hole in the roof when its heavy rain! Structural Changes – If your roof needs reinforcement, additional time may be needed. Material Delays – Supply issues can occasionally hold up progress. Access Limitations – Restricted loft access can slow the movement of materials and workers. The best way to get an accurate idea is to have us come round and discuss your ideas and offer our advice!

Considering solar panels for your home extension? Learn about costs, benefits, and key factors like scaffolding and roof suitability in this detailed guide.