How To: Start your Self Build Project

1. Budget

Building your dream home is a large financial commitment. You must plan your budget before you begin to keep costs under control.

You must decide how you are going to fun this project - this could be one or a combination of a cash-lump sum, taking out a mortgage, remortgaging, or selling your current home. If applying for a self build mortgage, the lender must be provided with information and a timetable about the build, including drawings, site details, a copy of planning permission, and estimated build costs.

Cost estimates must include the following:

• Cost of the plot with legal & registration fees
• Site survey & investigation
• Professional fees such as main contractors, architect/design, structural engineer, energy assessment, project management
• Groundworks
• Building materials
• Fixtures & fittings
• Planning permission
• Insurances & legal fees
• Living costs during the build, such as rent or mortgage
• Contingency - at least 10% to cover any unexpected costs.

2. Find your plot

Finding the grounds for your self build can be difficult and could take some time. Look online, in newspapers, on community message boards. Registering your interest with land and estate in your desired areas is a good idea and let your friends and family know you're in the market. Land and property auctions are important to attend too. You could consider demolishing a property you already have or purchase an existing one to demolish and build on.

Before purchasing your land, get pre-planning advice to assess the physical and legal suitability for building as well as any potential obstacles to getting planning. This step is important as obtaining planning permission can be a long process.

3. Decide on your build approach

There are several ways to go about your self build project. Some take a very hands-on approach while others manage the build and hire more professional help. Here are some examples:

• Main contractor - this option is the most common, where a main contractor is hired to manage the build, hire and manage subcontractors and buy materials. You will still need to have time to communicate frequently with the contractor throughout the build but you can take a back seat.
• Project manager - this is a good idea for easing your workload, with varying levels of service from appointing contractors to a full-time onsite presence.
• Managing the entire build yourself - those with experience are usually more qualified for this option as it is extremely rewarding and taking on a lot of the work saves costs. However, it will be highly stressful, time consuming and a potentially risky option if you are inexperienced.

4. Find your project team

We advise you to do a lot of research before appointing a contractor as you want to find a team that suits you and your house plans. Look for reviews and recommendations and find previous work before choosing someone to see if their style works for you.

When making the final decision, do not factor the quoted price only. A self build is a lengthy process, so it’s essential that you have trust and communication with your contractors.

5. Obtain planning permission

You must have full planning permission in place before you can start your build. This can be difficult and time consuming but will be worth it once you get started on your dream home. In general, you should have a decision within eight weeks of application, however the process is rarely this straightforward, with the local authority often requesting changes or further information.

• Firstly, get in touch with your local authority planning department to find out what forms, drawings and supporting documentation is required.
• A notification must be erected on site and remain in place for five weeks. A notice must also be published in an approved local newspaper.
• A copy of your plans will be placed on the Planning Register for public viewing. Once obtained, Full Planning Permission is valid for five years.
• Once you have been granted Full Planning Permission, you must register on the Building Control Management System before building begins.

6. Choose your method of construction

Part of the design process is deciding on the construction method as this has a lot of influence on the project, from the cost, the build time frame, and the energy efficiency. The correct process for you will depend on your budget, design criteria, planning permission and your plit. Examples include:

• Brick and block - This is an outer layer of brick with a concrete block as the inner structure. The inner cavity is filled with insulation.
• Timber frame - Quicker on-site build time and a good choice for open plan designs.
• Structural insulated panels (SIPs) - Composite panels that layer a rigid insulating material between outer boards. This option is solid and energy efficient.
• Insulating concrete formwork (ICF) - Lightweight polystyrene forms that fit together on site to create a structure, which is then filled with concrete. Quick to build and insulation is built in.

7. The legal part

• Self build insurance - You must ensure that you have onsite insurance cover with a specialist self build insurer before beginning construction. This covers risks like theft, fire, injury and legal expenses.
• Structural warranty - This covers your house for 10 years if anything goes wrong. The warranty provider inspects the build regularly during construction.
• Health and safety - If your project is over 30 days you have to appoint health and safety project supervisors to conduct risk assessments, create a health and safety plan to show how the work will be done safely and gather safety documentation from subcontractors.

8. The build

It's about time to get building your new home. This is around a five-stage process:

1. Build the foundation.
2. Make the house weather tight - roof, windows.
3. First fix - structural carpentry, plastering.
4. Second fix - work carried out after plastering.
5. Final decoration - make the home your own.

We hope these points help you along your self build project and make the process a little easier and more enjoyable.