Self build - thoughts?

[sunja]

Some advice from those who have self built before please or those in the process/planning to do so soon.

It’s mine and DH's dream to do a self build. We are hoping to start work in a couple of years time so starting all the research now.

We have signed up to Self Build and Design for the monthly magazine and also plan to start going to self build/Reno expo’s and shows.

So far we know that it is difficult to find land (we are hoping for a plot in a village close to a city) so may need to look at run down houses with good plots for a knock down project. We were also thinking to use the architect as the project manager.

With regards to mortgages, how did you find the process as I understand it can be more difficult to get a self build mortgage than a normal mortgage?

Any other advice you have would be great please! Wanting to research in depth and get an idea of all the steps required and hear others experiences.

Thanks!

This is amazing, thank you so much!

Perfect, we plan too also

We've done a number of renovations and most recently a self build. We bought a small plot with a very run down property- it was more economic to rebuild than renovate. We did a pre planning application to assess whether we would be likely to get planning permission ( although these are non binding).

We remortgaged our current house to fund it as we had sufficient equity. This gave us access to more products, lenders and better rates than self build loans.

We had meetings with a few different architects and looked at their portfolios, but ultimately went with the one we felt we clicked with.

Planning was a bit tortuous. We got some initial plans drawn up and had a meeting with planners and architect to discuss. Planners advised they were too contemporary for the setting. While we didn't agree, we were keen to move forward and so ended up getting a second set of very different plans. With hindsight I do wonder if we should have persevered a bit more with the initial ones. We submitted the second plans and after many neighbour objections ( basically didn't want any change or inconvenience from the building work) we got permission.

We then got quotes from 3 builders. We went to see examples of their work, previous client testimonies, and met them. 2 were similarly priced and we went with of them - a small family firm.

We had a fixed price contract apart from the ground works and landscaping. The ground works were a bit of an unknown until digging started. COVID then hit and everything took much longer and non fixed costs got much more expensive. While the actual build was pretty much to budget, the groundworks and landscaping were much, much more.

Key things we learned ( I'm sure I will think of many more!):

• research and meet architects and builders as much as possible. Look at their previous work and meet them in person. Get several quotes.
• make friends with the neighbours and keep smiling even when you feel they are being unreasonable.
• have a really good understanding of what sort of home you want to achieve. Pinterest was my friend - it helps explain what you want to architects / builders.
• check everything thoroughly, budgets, architects plans. Make sure the plans are in line with your budget.
• even if you aren't project managing, keep a close eye on progress.
• have a big contingency fund.

Good luck!

I would say use a specialist development lawyer. There are different things that need to be considered not just standard conveyancing. Slightly different searches are needed.

Also just because a plot has planning it doesn't mean it can be developed.

Based on what you have said @sunja I’d go with a bespoke kit house (as recommended by @IrisVersicolor ). So much quicker than trying to coordinate the trades yourself. It really doesn’t take any project managing that way. Get a planning consultant to manage the planning, including the various surveys and negotiations. The kit house company will recommended some groundwork’s companies they have used before, and then will build for you relatively quickly.

Be aware that timber kits made in Eastern Europe are taking longer than normal.

You will have some constraints on design, but still loads of options and very economical.

It's a while since we self built but we did it and survived! Still here 20 years later.

It took just under a year from buying the site to moving in, via funding the build, designing it, getting planning permission and finding a builder.

We paid cash for the site, mortgage for the build drawn down in stages.

I drew out roughly what we wanted and got an architectural technician to draw up the plans. Saved us a fortune on an architect.

We went for timber frame rather than block. Quicker to build and very well insulated.

In terms of savings over buying a built house, it was around a third.

Was it fun? Sometimes yes but not when things got stressful, which they always do. Was it worth it? Absolutely yes.

Disclaimer: we're in Ireland where self building is relatively common, but I imagine the process is similar.

@icedancerlenny there is a German saying that:

You build your first house for your enemy.
Your second house for your friend.
Your third house for yourself.

it sounds like you have been living that!

We kind of project managed but we found a good builder and someone to dig our footings. Our builder and his mate built up to roof height then DH and FIL stepped in and sorted roof trusses x

That is so true! The plot I’ve just bought is so amazing and I know exactly what I’m doing now. There were so many things I’d change about the first one did - none really with the second except the location but this next one will have it all I hope!!

I did this about 15 years ago. Sadly only lived there for a few years as my marriage ended but I loved the house and loved the process and would do it again in a heartbeat! It was also knackering, and by the time it was over I couldn't make another decision for about 2 years.

The only actual physical work I did was point to where I wanted stuff and sit on the digger driver's lap when he broke ground for the first time.

It cost about 50% more than our biggest estimate, some manageable but some simply bad luck - the building inspector came to watch the foundations being dug and we ended up with them about a metre deeper than had been indicated from the trial pits.

Best things we did

• solid walls throughout, no stud walls, so excellent heat retention and you could put up shelves anywhere you wanted


• wet underfloor heating upstairs and downstairs


• demisting pads behind all the bathroom mirrors


• a built in vacuum cleaner


• built in a projector, remote control screen and blackout blinds so the sitting room could be a media room - the kids were teens it was fab!


• outdoor taps and power points on all four outside walls, and at both ends of the long walls


• had power and water taken to my lovely new greenhouse while they had the digger there

Biggest mistake - we didnt realise that some architects are good at design not the technical bits, others good at technical but not design. We got a design architect and he was incapable of delivering the plans the builders needed.

I also thought the process would pull our marriage back together as it had been a shared dream, but unfortunately it had the opposite effect. But hope that wouldn't be a problem for you!

Oh I miss that house.

You might also be interested in these.

https://www.borderoak.com/oak-frame-homes/home-portfolio

This article implies, they may not be as expensive as they look (Altho please note it’s 5 years old).

https://www.self-build.co.uk/home/affordable-oak-frame-home/

a built in vacuum cleaner

Is this a thing? 🧐

It is! My neighbours have one.

We used a main contractor then managed the subcontractors ourselves. I don't agree that you need to be on site every day if you have a decent builder. Build It Live is on in a couple of weeks. I haven't been for a few years but I remember they used to have seminars on finding a plot and mortgage and other useful sessions like comparing different heating systems etc.

Get a planning consultant to manage the planning, including the various surveys and negotiations.

Do not waste money your on a planning consultant. You can handle all of these elements yourself very easily.

@icedancerlenny I hadn't looked into that but having a look now. Did you do this?

@IrisVersicolor Potton looks amazing, thanks so much. We want to go and see their show homes

I've seen Border Oak before and they look nice. Definitely prefer what I see on Potton's website though.

@reegee thank you, that's so helpful! I'll be sure to earmark this so I can come back to it as that is great advice.

Setting up a Pinterest board as we speak!

@TheFoxAndTheStar thanks very much, I agree with you and think @IrisVersicolor suggestions were very helpful.

@DramaAlpaca sounds amazing!

How did you find getting the mortgage?

@LadyGardenersQuestionTime thanks for the advice, it's really helpful. Is a built in vacuum cleaner a point in every room and you just connect the end of the Hoover to it?

Thanks for the advice

Thanks for the advice

Actually quite easy, but self building isn't unusual here.

I agree with whoever said you don't need a planning consultant, you should be able to deal with that yourselves.

I’m surprised no one has mentioned building warrants? In Scotland (I’m not sure about England) you need a building warrant as well as planning permission. These are a set of highly detailed technical drawings that meet the ‘building standards’. This includes how you are dealing with surface rainwater (you are not allowed to connect to sewers on new builds) so generally need a soakaway- if you can’t fit a soakaway in the plot, you have real problem. Also, without an architect certifying each stage of the build, you will not get a completion certificate nor will the bank release the next stage of funs on a self build mortgage.