The Home Project Podcast

Tina Patel & Bart Kolosowski
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The Home Project Podcast helps homeowners navigate the complex world of architecture and construction with clarity and confidence. Hosted by architect Tina Patel and quantity surveyor Bart Kolosowski, the show breaks down how residential projects really work — from early ideas and budgeting, through design, planning, procurement, construction, and handover. Each episode explains the risks, terminology, and decisions that shape outcomes, translating industry knowledge into plain English. The goal is simple: to help you avoid costly mistakes, make informed decisions, and run a calmer, more predictable home project. Whether you’re planning an extension, renovation, or full refurbishment, this podcast gives you the insight professionals use every day — without the jargon, confusion, or horror stories.

  1. Is Permitted Development a Shortcut or a Risk for Homeowners?

    23 HRS AGO

    Is Permitted Development a Shortcut or a Risk for Homeowners?

    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/

    1hr 2min
  2. Planning Permission Demystified: What Every Homeowner Needs to Know

    27 MAR

    Planning Permission Demystified: What Every Homeowner Needs to Know

    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/

    57 min
  3. How Home Projects Succeed or Fail

    19 MAR

    How Home Projects Succeed or Fail

    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/

    1hr 2min
  4. Getting the Keys Isn't the End: What Handover Really Means

    12 MAR

    Getting the Keys Isn't the End: What Handover Really Means

    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/

    51 min
  5. Construction Phase Management: Contracts, Cash Flow & Control

    5 MAR

    Construction Phase Management: Contracts, Cash Flow & Control

    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/

    57 min
  6. How to Choose the Right Contractor for your Home Project

    24 FEB

    How to Choose the Right Contractor for your Home Project

    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/

    49 min
  7. How to Choose the Right Contract for Your Build

    19 FEB

    How to Choose the Right Contract for Your Build

    How do you protect yourself from costly disputes? Signing a JCT contract guarantees protection and clarity throughout your build. We break down the most common procurement routes and explain why choosing the right contract matters more than most homeowners realise. Traditional lump sum contracts give you maximum control over specification and finishes but require complete design before tender and can extend your programme. Design and build transfers design risk to the contractor and speeds up delivery but only works if your contractor has the management capability to handle it. Most residential projects use a hybrid approach with contractor design portions for specialist elements like M&E, joinery, and waterproofing. The right contract protects everyone involved. The wrong one leaves you exposed when disputes arise. "The contract is there to safeguard all parties." – Bart Kolosowski You’ll hear about: What procurement actually means in construction Traditional lump sum contract pros and cons Design and build risk allocation explained Contractor design portions and hybrid contracts When to hire an M&E designer The four elements forming a contract Contract administrator role and powers JCT contract family structure explained RIBA domestic contracts versus JCT contracts FMB contracts in plain English When to involve construction lawyers 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/

    1 hr
  8. RIBA Stages Explained: The Complete Roadmap for Home Projects

    12 FEB

    RIBA Stages Explained: The Complete Roadmap for Home Projects

    How do you avoid costly delays on a build? Planning permission approved is just the beginning, not the green light to start building. We break down the eight RIBA stages that structure every successful residential project, from initial feasibility through to post-occupancy evaluation. Through our combined experience as architect and quantity surveyor, we explain why spending time on technical design prevents six-figure cost overruns during construction. We share the critical tender stage that RIBA overlooks and why rushing to site after planning approval is one of the most expensive mistakes homeowners make. This episode walks through what you should expect at each stage, which consultants to involve when, and how proper staging controls both risk and budget evolution. Get this framework wrong and you'll lose money during construction. Get it right and your build becomes manageable, predictable, and even enjoyable. “It’s about removal of stress through a build” – Tina Patel   You’ll hear about: What RIBA stages mean Feasibility versus concept design differences When to involve planning consultants Technical design and its critical importance The missing tender stage Construction phase mini stages Strip out before main contract starts Contractor familiarisation and procurement structure Handover certification and legal requirements Post-occupancy evaluation benefits Cost planning through each stage 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/

    52 min
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The Home Project Podcast helps homeowners navigate the complex world of architecture and construction with clarity and confidence. Hosted by architect Tina Patel and quantity surveyor Bart Kolosowski, the show breaks down how residential projects really work — from early ideas and budgeting, through design, planning, procurement, construction, and handover. Each episode explains the risks, terminology, and decisions that shape outcomes, translating industry knowledge into plain English. The goal is simple: to help you avoid costly mistakes, make informed decisions, and run a calmer, more predictable home project. Whether you’re planning an extension, renovation, or full refurbishment, this podcast gives you the insight professionals use every day — without the jargon, confusion, or horror stories.

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  • Creator
    Tina Patel & Bart Kolosowski
  • Years Active
    2K
  • Episodes
    15
  • Rating
    Clean
  • Copyright
    © Copyright 2025 All rights reserved.
  • Show Website
    The Home Project Podcast