Build Route Options: Part One

Doing It All Yourself
It's possible to build (almost) the whole thing yourself

Building a house using your own labour is certainly the most satisfying and possibly the most tranquil way to self-build. There’s no need to deal with unreliable tradesmen, no waiting around for other people. With this glorious isolation, however, comes responsibility and a huge requirements list. You’ll obviously need to have the time to do this, as well as the sheer physical strength to work on site for the best part of two years, but perhaps more importantly you’ll need to be able to combine the physical demands of hard work with a resolve to manage the site at the same time. That means ensuring that you’re continuing the steady supply line of deliveries, dealing with finance providers, building and warranty inspectors and always thinking ahead — all of this while grafting away on site for eight hours a day.

The good news is that going down this route will save you a small fortune (labour costs usually account for at least half of any project) and you will be able to ensure the quality of all the work you’re doing. One of the main problems, however, is ensuring that this work is up to the standard of professional labour, and you’ll have to realistically assess your own skills before taking on this route. It’s also worth bearing in mind that because you’re probably inexperienced in most aspects of construction – and you’re learning on the job – a self-build project that you anticipate to take nine months is more likely to take double that.

The reality on site is that many DIYers actually end up mixing in their own labour with that of professionals hired in at special stages. One thing to watch for in this situation is that your involvement doesn’t slow them down — a lot of building relies on critical paths, meaning that only once one job is completed can another be commenced. It would be a false economy to keep a contractor waiting while you’re struggling to complete a task that might save you a £120 day-rate fee.

How do I learn how to build a house?

• Register with the NHBC and get a copy of their Standards — packed full of build details and advice (nhbc.co.uk)
• Get a copy of a typical schedule of construction, with critical paths explained, using the planners in David Snell’s Building Your Own Home
• More advice on building a house in Mark Brinkley’s The Housebuilder’s Bible

Is DIY Always Cheaper?
Don’t think that you’ll automatically save a fortune through DIY

In theory, DIY should be cheaper. This holds true whether you are actively engaged in building or just managing trades and material purchases. But there are two important provisos here. Firstly, could you be earning more elsewhere and, if so, might you not be better employed paying someone to run the site for you. And, secondly, are you any good at managing? If not, then you can end up wasting a lot of money. For example, having subcontractors working ineffectively because the correct materials are not to hand; or not sequencing the work correctly; or simply forgetting to order materials on time. You’ll need to manage well to save money.

What You Can and Can’t Do 
Despite recent regulations, you can do pretty much everything yourself

There’s been a lot of confusion in DIY circles about how the recent changes in Building Regulations have affected what jobs you can actually carry out yourself and what you need to get someone in for. Here’s the definitive guide:

Electrics: If you’re a ‘competent person’ registered with one of the ten bodies eligible to grant that status, you’ll be able to sign off your own major electrical work. Chances are you’re not, in which case you’ll either need to call in a registered electrician to certificate the job, or simply apply for Building Control approval. (partp.co.uk)

Gas: You can’t (and shouldn’t) install gas appliances yourself. You’re required to use a CORGI-registered plumber for tasks such as installing fires, cookers and boilers. (trustcorgi.com)

Other building work: You are able to do the rest of the work on site yourself, from digging foundations, through to building walls, roof structure and all internal finishes.

Don’t forget you’ll need to get both Building Regulations and warranty inspection approval on your work.

How much do the trades typically cost?
Click on any of the links below for a full rundown of what the trades cost and what they do:

• Bricklayer (£120 - £180 a day)
• Carpenter (£120 - £180 a day)
• Roofer (£90 - £140 a day)
• Plumber (£120 - £200 a day)
• Electrician (£120 - 200 a day)

Doing Nothing Yourself
There's a range of ways you can sit back and relax

At the other end of the self-build spectrum to the DIY option is the idea of a completely hands-off approach. This usually takes one of two forms.

The Turnkey Approach

So-called because you don’t have to do anything other than write cheques and turn the key to your new home – and also known as the package approach – this way of self-building is the most hands-off of all. Whilst it is designed for people too busy to be able to make detailed design and build decisions, and who don’t want the hassle of having to deal with builders let alone regularly visit the site, this approach is proving increasingly popular with beginners and people who believe they can gain by tapping into the other benefits package companies offer. Namely, minimal upfront fees (most package companies offer ‘free’ design services as part of the deal), experience in dealing with self-build projects, fixed-price contracts and specialist build systems — because if you want to use one of the alternative construction systems (such as SIPs or ICF) you may end up needing to use a package provider.

In truth the services offered by package suppliers vary wildly, and you can have as much input as you wish. Whilst even the most reluctant self-builder will want to choose their own plot and design, some socalled package, or turnkey, companies even offer a list of available plots in their area and a book of standard home designs to simply choose from. Others provide a design and project management service which relies on more involvement from the self-builder. The key benefits are having someone on your side throughout the project, being able to draw on often vast experience, and some great designs (particularly in the oak frame sector). It’s usually the most expensive way to build; however, your own input is minimised.

Design and Build Companies

You can broadly replicate the package experience with a local design and build supplier. These are usually small local companies who are often themselves property developers, but who, for a price, will offer you a bespoke homebuilding service.

Packaged Up
Some great examples of houses built by package companies

CLOCKWISE, FROM TOP LEFT: SIPs/Oak Frame (Border Oak); Block/stone (Design & Materials); Timber Frame (Scandia Hus); Timber Frame (Potton); Timber Frame (Oakwrights)

The Quick Package
Andy and Alison Nicholls' new eco home in Cornwall was built using a hands-off package approach

With previous (bad) experiences of British building standards, Andy and his wife Alison travelled to Germany to visit several timber frame package suppliers and eventually chose Baufritz. Their MD and architect designed a bespoke house for the site, which was then manufactured in the factory in Germany before being shipped over, complete with a team of German workers, to be erected. The shell was up in three days and the interiors, again part of the package, fitted out in seven weeks... Read More

Further reading:

• Build Route Options: Part Two
• Tips & Advice for Those Running a Site

Return to The 12 Steps of Self Build - Your Route