Advertise on podcast: The Home Project Podcast

An expert project management approach is essential for a successful home renovation. In this episode of The Home Project Podcast, hosts Tina Patel and Bart Kolosowski sit down with Neil Kahawatte, an architect specialising in private residential projects. Together, they unpick the misunderstood role of a project manager in domestic builds, exploring why professional guidance is the ultimate key to avoiding costly pitfalls, keeping timelines secure, and maintaining peace of mind.   00:59:59 - Introduction & Guest Welcome 01:01:23 - The Reality of Home Projects vs. Media Myths 01:05:02 - Shifting the Dial to Enjoyable Builds 01:07:21 - Navigating Fees & Choosing the Right Professional 01:10:10 - Defining the "True" Project Manager 01:16:45 - The Threat of Unsolved Site Problems 01:18:48 - The "Cockpit Analogy" & Unintended Consequences 01:22:45 - Hard Skills vs. Soft Skills 01:29:17 - Choosing a Lead for Small Scale Projects 01:33:04 - The Explicit Appointment Process 01:36:24 - Procurement Routes & Contract Administration 01:40:14 - The Cost-Benefit Breakdown 01:43:51 - "Think Slow, Act Fast" (Lessons from Pixar & Megaprojects) 01:47:43 - Managing Consultant Gaps & Sequenced Delays 01:58:12 - Final Takeaways   Connect with Neil Kahawatte:   LinkedIn -   https://www.linkedin.com/in/neilkahawatte/ Website - https://www.neilkahawatte.com/   Connect with us:   Tina Patel -   https://www.linkedin.com/in/tinapatel Bart Kolosowski -   https://www.linkedin.com/in/bartkolosowski

Why does your structural engineer cost you more than expected? Engineering fees often take the blame, but the real cost drivers lie elsewhere. This episode unpacks what a structural engineer does on a residential project, from foundations and load paths to deflection and embodied carbon. We look at the design decisions, not the fees, that push steel tonnage and construction costs up. We also cover underpinning, why it is one of the most expensive interventions a homeowner can make, and how to tell which cracks in a wall need attention and which are simply a house settling. A £40 soil test can save thousands off a foundation bill. Get these decisions right and a project runs efficiently. Get them wrong and the cost, and the carbon, only grows. "A good engineer should be trying to find efficient solutions." - Alison Wallis You’ll hear about:   What a structural engineer does Which building elements engineers design When engineers join a residential project Why efficient load paths cut costs Explaining deflection in plain terms How architects and engineers share options Design decisions that drive up costs Beam shape versus material weight costs Foundations, clay soil, and tree roots Embodied carbon in concrete and steel Cheap tests that reduce foundation depth Underpinning costs and cracks worth worrying about Connect with Alison:   LinkedIn - https://www.linkedin.com/in/alison-wallis-a5302919/   Weave Engineers - https://www.weaveengineers.co.uk/   Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/     Produced by Between Tracks - https://www.betweentracks.com/

Do you know if your renovation actually needs a party wall notice? Most homeowners assume the Party Wall Act exists to stop them building. In this episode, we unpack the Party Wall Act with a chartered party wall surveyor, covering exactly which works trigger it, from loft conversions and rear extensions to basement digs and chimney breast removals. We explain the notice periods, the difference between consent and a formal award, and why early, open conversations with neighbours nearly always save time and money. We also get into the practical traps: building too far from the boundary line, serving notice before planning permission is secured, and letting too many surveyors get involved on a single job. The episode sets out how the award process actually works, who pays for it, and what genuinely causes delays. Get the process right and the act works in your favour. Get it wrong, and a simple extension can turn into a costly, drawn-out dispute. "Consent trumps everything" in the party wall process. — Jonny Callard   You’ll hear about:   What the Party Wall Act actually covers Notice periods for different types of work Why consent overrides the statutory process Common works that trigger the act The three and six metre excavation rules Party structures in flats and leasehold buildings Why moving closer to boundaries can help Sharing a wall with your neighbour How the surveyor and award process works The role of the third surveyor Who pays for surveyors and consultants What really causes party wall delays Connect with Jonny Callard:   LinkedIn - https://www.linkedin.com/in/jonnycallard/   Thomas & Thomas Surveyors - https://ttsurveyors.com/   Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/     Produced by Between Tracks - https://www.betweentracks.com/

Are your renovation decisions quietly draining your budget? The advice to get a structural survey is well established. The advice to get professional input before you even make an offer is not. In this episode, we dig into the decisions that add cost without improving your home. Buying a property without the right professional input, skimping on surveys, engaging contractors before there is anything to price against. We cover what to check before you purchase, why a measured survey is non-negotiable, and how developing the brief properly shapes both the design and the budget. We also look at how contract terms, unrealistic timelines and late design decisions quietly inflate construction costs in ways that are almost impossible to see coming. Get these decisions wrong and you will spend more, build less, and end up with a home that does not work for you. Get them right and every pound goes further.   "The best projects are done in partnership." - Uwe Schmidt-Hess   You’ll hear about: Why buying without advice adds hidden cost Planning history and freeholder risks Building Safety Act and tall buildings Pre-purchase architect advice explained Why cheap measured surveys cost more How early contractor quotes mislead you The danger of skipping cost consultants Contracts, bonds and unrealistic timelines Brief development versus chasing an aesthetic On-site changes and abortive work costs Why partnership makes projects cost-effective Connect with Uwe Schmidt-Hess:   LinkedIn - https://www.linkedin.com/in/uwe-schmidt-hess-4a868383/ Patalab - https://patalab.com/     Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/   Produced by Between Tracks - https://www.betweentracks.com/

Should budget or design come first? The assumption is that a design can always be scaled back once the costs land. We explore why setting a budget and developing a design in isolation is one of the most costly mistakes in residential projects. We cover what happens when design runs ahead of budget, why early-stage cost planning is essential, and how hidden costs, from structural work and party wall obligations to long lead-time materials and contractor delays, can derail even well-resourced projects. We also look at why the full project team, including quantity surveyors and contract administrators, should be engaged from the outset, and why timely decision-making is as critical as the design itself. Get this wrong and you face a tender bomb. Get it right and your project stays coherent from brief to build.   "There's nothing worse than a tender bomb." - George Charalambous   You’ll hear about: Budget vs design: the chicken and egg Why cost and scope must evolve together Hidden costs beyond the build price What happens when design outruns budget Early-stage cost plans and QS involvement Structural work and its cost impact Planning consultants and associated fees Party wall: the most-overlooked cost Long lead times and material delay costs Timely decision-making on site Choosing the right contractor: cost vs value When to prioritise specialist expertise Connect with George Charalambous: LinkedIn - https://www.linkedin.com/in/george-charalambous-mrics/ T&T Surveyors - https://ttsurveyors.com/   Connect with us: Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/   Produced by Between Tracks - https://www.betweentracks.com/

Are you spending money before your project has even begun? The assumption is that the sooner works start on site, the sooner the project is finished. In reality, a premature start is one of the fastest ways to waste significant money. We cover where the real pre-construction money traps are, from missing permissions and party wall awards to CIL charges, overcomplicated building management systems, and the VAT savings most homeowners never know to ask about. We also look at why cutting corners on fees and structural elements almost always costs far more than it saves. The right advice before a spade goes in the ground is not a cost. Getting it wrong almost certainly is. "You need checks and balances on bigger, more complex projects." - Sam Wiseman   You’ll hear about: Why rushing to start costs more Getting the right team early The true price of cutting fees Hidden permissions people routinely miss Party wall awards explained clearly Risks of overcomplicated smart home systems Spatial planning: building for how you live Community Infrastructure Levy explained VAT reductions most homeowners overlook Why contracts protect everyone equally What actually goes wrong on site When a QS can save a stalled project Connect with Sam Wiseman:   LinkedIn - https://www.linkedin.com/in/sam-wiseman-634ba313a/ Stockdale Project Management & Quantity Surveying - https://stockdaleuk.com/   Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/     Produced by Between Tracks - https://www.betweentracks.com/

Is your renovation idea as viable as you think it is? The figure in a homeowner's head and the layout they've settled on are rarely either accurate or final. We explore how to properly stress-test a project before it costs you serious money. We cover how the brief-writing process uncovers what you need, why hand-drawn sketches outperform any online room planner, and how to approach budget conversations honestly from day one. We also get into planning risk, building regulations, and the unexpected costs that regularly blindside homeowners who haven't done the groundwork. Fire consultants, redundant sewers, and trees in the garden are just some of the hidden factors that can reshape a budget before a spade goes in the ground. A great design doesn’t just look special it feels special; this episode will help you design the home you’re dreaming off. "You can tell a great space when you walk into it." — Andrew Dobson   You’ll hear about: Why the brief rarely starts clearly Using sketches to stress-test ideas Hand-drawn sketches versus online tools Budget as control, not just aspiration Why clients hide their real budget Sizing extensions realistically from the outset Assessing planning risk early Building regulations and fire consultants Hidden site constraints adding cost When to bring in a QS or cost plan Treating the existing house as an asset The step-by-step design development process Connect with Andrew Dobson: LinkedIn - https://www.linkedin.com/in/andrew-dobson-architect/ Instagram - https://www.instagram.com/andrewdobsonarchitects/ Website - https://www.andrewdobsonarchitects.co.uk/   Connect with us: Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/   Produced by Between Tracks - https://www.betweentracks.com/

Is the planning system really as unpredictable as everyone says? Plenty of homeowners treat a refusal as a catastrophe and an approval as a green light to break ground. Neither assumption holds up. We walk through the entire planning process from first principles. That means understanding whether your project needs full planning or permitted development, how to structure an application that makes it easy for a planning officer to say yes, and what a robust set of supporting documents looks like. We then get into what happens when things do not go to plan. Refusals come with reasons and those reasons are a roadmap. We weigh up resubmission against appeal, look at the real cost of each, and explain why front-loading surveys and preparation at planning stage almost always produces a faster, smoother project than rushing in underprepared. Only one in three planning appeals succeeds. Prepare properly at the start and you are unlikely to need one.   "Starting early doesn't make you finish early." - Bart Kolosowski   You’ll hear about: Full planning vs permitted development explained How to choose the right planning route Pre-application advice: is it worth it? Preparing a robust planning application What happens when planning is refused Resubmission vs appeal: cost and risk Planning conditions that delay your start Outbuildings and the 30m² controversy Using permitted development as a fallback Front-loading surveys and due diligence Needs vs solutions: getting design right first Why preparation is the only risk management   Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/   Mentioned Episodes:   Planning Permission for Homes: Delays, Risks and How to Beat Them with Geoff Megarity - https://shorturl.at/WqqXw  Is Permitted Development a Shortcut or a Risk for Homeowners? with Geoff Megarity - https://shorturl.at/6h05I  Planning Permission Demystified: What Every Homeowner Needs to Know with Aaron Zimmerman - https://shorturl.at/ehERW    Produced by Between Tracks - https://www.betweentracks.com/

What if you could see every planning delay coming? The delays most homeowners fear are more predictable than they think. We sit down with Geoff Megarity, planning consultant at Bell Cornwell, to map out exactly where delays hide and what you can do to get ahead of them. From the validation checklist to ecology survey seasons, Geoff explains the preparation that separates a smooth five-month process from one that drags on for eighteen. We cover how to build a validation checklist that gets your application through the door, when pre-application meetings are worth the time, how to challenge planning conditions before they slow your build, and how a simple red, amber, green framework can help you assess risk at every stage. The right preparation means you go into construction with the right permission, the right conditions, and no costly surprises on the other side.   “Death by survey is something that comes up quite often.”  - Geoff Megarity   You’ll hear about: How the planning system creates delay Why validation is the first real hurdle Reports that are mandatory versus optional Ecology surveys and seasonal timing risks Biodiversity net gain and who it affects How planning conditions add post-permission delay Pre-commencement vs pre-occupation conditions When pre-application meetings are worth it How planning committees work and when to use them Managing refusal risk and appeal strategy Red, amber, green risk framework for homeowners Banking a permission and amending later Connect with Geoff Megarity:   Geoff Megarity at Bell Cornwell - https://www.bell-cornwell.co.uk/team/geoff-megarity/ Bell Corwnell - https://www.bell-cornwell.co.uk/   LinkedIn - https://www.linkedin.com/in/geoff-megarity-a075676a/     Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/   Produced by Between Tracks - https://www.betweentracks.com/

Do you really know what your permitted development rights allow? The rules are nationally set, locally interpreted, and full of conditions that can catch even experienced owners out. We cover what permitted development allows: extensions, loft conversions, outbuildings, and barn conversions. We explain where the rules get complicated, why the same street can have completely different rights, and how conservation areas, Article 4 directions, and historic planning conditions can strip those rights without you ever knowing.  We also explore the fallback position strategy, how to use an established permitted development certificate as leverage in a full planning application, and why the certificate of lawfulness is worth getting even when it is not legally required.    Get this wrong and you are building unlawfully. Get it right and you may have more options than you realised.    “The onus is on the applicant to prove it’s lawful.”  - Geoff Megarity   You’ll hear about: What permitted development rights actually cover Rear extension limits: three, four, six and eight metres Loft conversions: cubic volume limits explained Outbuildings: the 50% garden rule Why flats have no PD rights Conservation areas and Article 4 directions Finding the original building line What a certificate of lawfulness does The fallback position strategy in planning What happens when enforcement comes knocking Barn conversions under permitted development Why early professional advice saves money   Connect with Geoff Megarity: Geoff Megarity at Bell Cornwell - https://www.bell-cornwell.co.uk/team/geoff-megarity/ Bell Corwnell - https://www.bell-cornwell.co.uk/ LinkedIn - https://www.linkedin.com/in/geoff-megarity-a075676a/   Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/     Produced by Between Tracks - https://www.betweentracks.com/

Is planning permission as frightening as everyone says? Planning is a black box where decisions are made arbitrarily, and outcomes are impossible to predict. We cut through the confusion with chartered town planner Aaron Zimmerman of Centro Planning Consultancy. We cover what constitutes development, the difference between permitted development and full planning permission, how the eight-week determination process works, and what your options are when a refusal lands. We also explore how to put together a strong application, when to bring in a planning consultant, how pre-application consultation works, and why a refusal is not the disaster most homeowners fear. Get the process wrong at the start and you risk wasted time, wasted money, and a project that never gets off the ground. Get it right and planning becomes the most manageable part of your build. “Go for gold. Get the planning permission."  - Aaron Zimmerman   You’ll hear about: What legally counts as development When listed building consent is required How permitted development rights work Full planning permission: the process The eight-week determination timeline What to do after a refusal How to build a strong application When to use a planning consultant Pre-application consultation: pros and cons How to choose the right architect Why a refusal is not a disaster Planning reform and the system's limits Connect with Aaron Zimmerman: LinkedIn - https://www.linkedin.com/in/aaron-zimmerman-ma-msc-mrtpi-83322b27/ Listen to Aaron’s podcast - Make Planning Make Sense - https://makeplanningmakesense.captivate.fm/ Centro Planning Consultancy - https://centroplan.co.uk/   Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/   Produced by Between Tracks - https://www.betweentracks.com/

What decisions shape the success of a home build? A residential project can take three to four years, yet many of the most important decisions happen long before construction begins. In this episode we walk through the entire project journey, from setting the brief and budget through to selecting the design team, securing planning approval, tendering contractors, and managing the construction phase. At each stage we highlight where projects typically start to drift and what good practice looks like when the process is followed properly. We also discuss contractor procurement, the risks of poor documentation, how delays and redesigns occur during construction, and why rushing completion often causes unnecessary problems. Follow the process properly and the project is set up for success. Ignore it and the consequences can be expensive.   “Starting a project without a brief is like a road trip without a destination."  - Bart Kolosowski   You’ll hear about: Why projects start without clear briefs The risk of vague project budgets Choosing consultants based only on price Why early design exploration matters Planning approvals and hidden delays Conversations that shape construction costs Tendering mistakes that derail projects Vetting contractors before comparing price Why documentation quality is critical Construction delays caused by late decisions The risks of rushing project completion Why proper handover and training matters   Connect with us: Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/   Produced by Between Tracks - https://www.betweentracks.com/

Do you know what actually changes the moment you get the keys? Handover feels like the finish line, but for most homeowners it marks the start of a process they have never been prepared for. We cover everything that happens at the point of practical completion: what the term legally means, why the contract administrator holds the only authority to issue it, and what changes hands the moment that certificate is signed. We walk through the O&M manual, client training, snagging timelines, and the rectification period, including the critical distinction most homeowners get wrong between a defect the contractor must fix and maintenance you own. We also cover final account settlement, when retention is released, and why rushing a contractor to finish before Christmas consistently produces worse outcomes, higher costs, and damaged relationships.   Get this stage wrong and you risk insurance gaps, contractor claims, and years of unresolved defects. Get it right and the contract closes cleanly on your terms.   “It's a legal change, not just getting the keys."  — Bart Kolosowski   You’ll hear about: What practical completion legally means Why clients can't issue it themselves Insurance and liability at handover O&M manuals: what's actually useful Training clients to use their building Snagging: who does it and when The Christmas deadline trap Rectification period vs. long-term defect liability Why you can't refuse the contractor to fix defects Traffic light system for defect response times Final account settlement and retention release Moving in early: the real financial risk   Connect with us: Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/     Produced by Between Tracks - https://www.betweentracks.com/

Is your build being managed, or just happening? The build phase feels like the moment everything finally comes to life. But without the right management structure in place, it's also where home builds quietly unravel. We cover who is responsible for what once work starts on site, why 80% of disputes trace back to decisions made at tender, and why the Contract Administrator works for the contract, not the client. We also look at the client's own responsibilities during the build, including why slow decisions and late payments are more damaging than most homeowners realise. Get this right and your project runs to time and budget. Get it wrong and the fallout is expensive and very hard to undo. "Design is an evolution, even when you get to site." – Tina Patel   You’ll hear about:   Why management starts before site begins The layered construction management structure Who the Contract Administrator works for Why only the CA can instruct changes The real cost of late design decisions Design resource gaps during the build phase When to appoint a project or design manager The client’s responsibilities during construction Why paying contractors on time matters How retention works on JCT contracts Key JCT terms defined plainly Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/   Produced by Between Tracks - https://www.betweentracks.com/

Is your contractor selection process setting your project up to fail? The assumption is that once you've found a builder and agreed a price, the hard part is over. Between us, we've spent 40 years on high-value residential projects, and contractor selection is consistently the decision clients underestimate most. In this episode, we break down why choosing on price and gut feeling is a costly mistake, and how a structured process, started months before tender, changes the outcome. We cover procurement strategy, proper vetting (including financials and older completed projects), why a professional reference outweighs a client one, and what a bulletproof tender package looks like. Get this right and you'll appoint a contractor suited to your project who's priced it properly. Get it wrong and you risk an unfinished site and a bill far larger than the one you started with. "Contractors are custodians of your house for a period of time." – Tina Patel   You’ll hear about: Why contractor selection is often rushed Starting procurement before planning permission Defining your procurement strategy early What contractor's design portions mean Building the right tender strategy document Scoring tenders beyond price alone How to vet contractors properly Checking contractor financial health Visiting older completed projects Why professional references outweigh client ones How long pricing takes Keeping momentum after appointment   Connect with us:   Tima Patel - https://www.linkedin.com/in/tinapatel/ Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/   Produced by Between Tracks - https://www.betweentracks.com/