Guaranteed Self Build Success: Part One

How is it that two self-builders, building similar houses to roughly the same specification, can have such varying experiences with costs and the time taken to complete their project? Luck does, of course, come into it but in the main it’s down to the management of the project and the ability to keep one step ahead of potential problems.

Nobody can pretend that self-building is completely easy. It’s not. It might not – in most cases – involve physical effort but it does demand constant thought and the only time to relax is when is it’s all over and you’re sitting back in your new home.

To make sure that things go as right as possible, there are a few simple rules to follow at each of the stages.

Once You've Got the Plot...

Make sure finance is in place

Finding the plot might be the most difficult part of the whole project. But remember that you’re not alone. There are thousands of others out there who’d beat you to that plot if they could. So you need to have the right finance in place. Vendors won’t wait for their money. They won’t want to wait until you’ve sold your house. If you haven’t got the cash ready they’ll move on to somebody else. If you’ve freed up your equity by selling already or if you’ve got the spare cash available, that’s fine. Otherwise you’ll need to arrange a self-build mortgage in principle that will allow you to buy the land prior to selling your existing home.

Check out the planning

If a piece of land doesn’t have planning permission or the certainty of it, then it’s not a plot. If land is offered with planning permission, check the dates. Check that it’s still valid. The time frames have changed recently and new planning consents only last for three years.

Check out the access

Without access, it’s not a plot. Most plots need vehicular as well as pedestrian access. Make sure that the plot abuts a public highway or, if it’s a private road, that the necessary consents for you to use it are in place. Watch out for ‘Ransom Strips’ — small strips of land that can deny access unless those owning them are paid off. Make sure that you can satisfy the requirements of the highways authorities in respect of visibility splays, turning circles and gradients and so on.

Check the boundaries

Make sure that what you’re buying is the same size and shape on the ground as it is on the plans. Take some check measure­ments. Consider having a boundaries and levels survey carried out.

Pick the right solicitor

Not all solicitors or conveyancers are up to speed on land purchase and many might be baffled by simple problems that crop up during the legal process, many of which can be solved. If rights and documents aren’t clear, don’t immediately abandon the project. Ask if a simple indemnity policy could sort the problem. Always remember that your solicitor is unlikely to ever see the land and if you can provide him with extra information that will short circuit some of his enquiries, it’ll speed up the whole process.

Getting a Design...

Pick the right designer

Choose somebody whose work you admire. Always go on their track record. Look at their previous work. Talk to their previous clients. Investigate how their plans are received at the local authority. Check that they’re au fait with the latest regulations and planning requirements.

Give them a ‘starter for 10’

You can save time on both sides if you give them a clear brief of what you want. If you’ve drawn plans, don’t be bashful: present them.

Impress your budget upon them

Make sure they understand everything about building costs and the implications of design changes. The budget is paramount. They have to understand that if what they draw for you can't be built within it, it’s not fit for your purpose.

Make sure the plans are clear

Unambiguos plans save time and money throughout the project. Cluttered or incomplete plans will drive you and your builders mad.

Getting Planning...

Make a prior consultation

Try to talk to the planners before you prepare your design brief. Take notes of their requirements. If that’s not possible read up as much as you can about their policies. If you need a Design and Access Statement make sure it’s comprehensive. If one exists already, make sure your proposals fit with its principles.

Stay away from controversy

If you want your application to have a smooth passage, make sure it’s not contentious. Controversial schemes can take months or even years to approve, if ever.

Check out local opposition

If you know who’s going to be objecting and upon what basis, you can move to ‘head them off at the pass’. Most objections are not valid in planning terms but they can still delay a project. If you can mollify those who, after all, are going to be your new neighbours, then it pays to do so.

Check on the consultations and the timing of the application

If you’ve consulted the highways and environmental agencies beforehand, you’ll avoid wasting time with unacceptable applications. If you’ve primed the pumps locally and got people on your side, you’ll also speed up the process. Don’t just wait for decisions. Keep abreast of where the application has got to and short circuit problems as they arise.

Up-to-date knowledge is vital

We’ve gone through one of the most dynamic periods as far as the regulations are concerned and many ‘professionals’ aren’t fully conversant with them. Make sure that whoever you employ knows about and fully understands the latest requirements.

Identify other professionals

Other professionals are going to have to be brought on board to calculate the thermal and structural performances of your new home. Make sure that, if your architect/designer can’t do these, you know who to go to.

Read part two for advice on finding a builder and dealing with on-site issues...

Read part three for advice on materials and cash flow...

Further reading:

• Who Does What With Your Plot?
• How to Get the Most From Your House Designer
• Planning Permission: Making an Application