How to stage your home

A smart open-plan kitchen or new living space is one of the most common extensions considered by homeowners in advance of a sale. A well-designed extension with a good finish can add 10-20 per cent to the value of a property or pull an all-important two or three extra bidders into an auction. But a below standard extension can make a house unattractive to househunters.

Be sure you know what you are undertaking before getting started and get an architect on board early. While the vogue at the moment is for large open-plan living areas be careful not to interfere too much with the integrity of the house. Sometimes a small but well thought out extension can have just as much effect.

Minor changes don't need planning permission but always make certain that you don't need planning permission before building. Contact the planning department of your local authority and be prepared for it to take a couple of months to complete the process. Generally, you will not need planning permission for building an extension to the rear of the house which does not increase the original floor area by more than 40sq m (431sq ft) and is not higher than the house. No planning permission is needed for converting a garage attached to the rear or side of the house - as long as it has a floor area of less than 40sq m (431sq ft) - or for building a front porch so long as it does not exceed 2sq m (22sq ft). Otherwise planning permission is needed. Be warned that failure to obtain planning permission where it is required can result in penalties. If you are planning on selling your house it will delay the sale or put off prospective buyers.

Keep in mind that, in addition to getting planning permission from your local authority, you will also have to pay a development levy for it.