What It's Like to Self-build

How long will it all take?

An individual home can completed within three months if well organised, alternatively it might take a DIYer several years. As a general rule you should expect it to take around two months to get a design and a general budget worked out; it usually takes two to three months to get planning permission (during which time you should engage builders); construction of the shell takes around three to four months, with the same again for the internal work. As a result, self-builders should look at the whole process taking between a year and 18 months. If at all possible, try and ensure that work starts on the internal trades in time for winter; builders like to be inside when it is cold, and hate digging foundations in very wet conditions

Where to live whilst self-building

If anyone tests the theory that ‘home is where the heart is’ to the limit, it has to be self-builders. In pursuit of their dream home many live for months or even years in a caravan, mobile home, or even in the newly built garage — but does self-building inevitably mean roughing it?

Factors such as geographical location, capital required and if you have children or pets will all influence what the right temporary accommodation solution is for you.

Staying in Your Current House

In an ideal world, we would all choose to stay in our current house while our dream home takes shape, but this depends on your finances and the nature of your project.

Renovations and major extensions will mean living surrounded by noise, dust and mud, so consider how you can maintain some heating and privacy. Check whether the existing services to the house will be disrupted – several weeks without water, electricity or sewage is no fun.

A new build on the same site will make staying put even more favourable, as it is easy to maintain daily commitments, and saves you removal and storage expenses. Building on a new site, as long as it is quite close to your house, or if you’re planning to contract the work out, will also work well.

How can you pay for your current house at the same time as you build?

Self-build finance specialists such as BuildStore and self-builder.com can all offer a self-build mortgage alongside your existing one. Typically they lend around 85 percent of the value or selling price of your plot or development property. Once work begins further money can be borrowed against it, as you increase its potential value. However, note that some lenders will only help you with new builds and not renovations.

Alternatively, speak to your existing mortgage lender or bank. Not all are geared up to help self-builders but some high street names such as HSBC are surprisingly flexible and will negotiate with you to meet your needs. For example, with the current high house prices they can help you release equity in your existing house to fund your build as well as lend on the plot and building works.

Others, such as Barclays, in partnership with the Woolwich, will consider offering a second mortgage to fund your build. Bridging loans are also available but are best suited as a three-month stop gap – rates tend to be higher and longer periods can be risky especially in a slowing housing market.

As with all mortgages, expect to show you can cover the repayments, and offers will only be made if you satisfy the lender’s criteria.

Renting

For flexibility, renting a house during your build may be the answer. You can raise capital by selling your house, change location to be nearer your project, and opt for temporary accommodation at the standard and price that best suits you. Although renting means two sets of moving costs, you won’t need storage but in some areas unfurnished houses are hard to find.

Contracts are usually for a minimum of six months with the option to renew as long as the landlord agrees. Year-long contracts can be negotiated at the discretion of the landlord.

If you smoke, have children or pets, be prepared for a tougher time finding a suitable property. As long as you’re seeking a family home, children won’t be a problem but pets or a tobacco habit can seriously hamper your options as many landlords will flatly refuse either. Properties where smoking or animals are allowed can demand higher deposits and even contract clauses that the carpets must be professionally cleaned on vacation.

Finally, don’t expect renting to save you a dra­matic amount over monthly mortgage repay­­­ments unless you downsize, and be prepared to pay up to two months rent as a deposit plus a month’s rent in advance, and agent’s fees before you even move in.

Caravan on-site

So why are static caravans so popular with self-builders? Well, they allow you to be close to your build, raise capital through the sale of your house (if you’re not renovating or extend­ing), do away with a considerable monthly rental commitment, and are reasonably child and pet friendly. However, you do need to have enough space to site one and to clear it with the planning authority – there is usually no problem providing the caravan remains only during the build. Think out the access for either an articulated lorry or crane to deliver the caravan or mobile home, and how you will connect it to the services.

As with everything, you get what you pay for and static caravans are available from a few hundred pounds to luxury mobile homes at £15-30,000. Contrary to image, they need not be cold and running with condensation if you choose carefully. Check for leaks and if possible, avoid gas heaters. If you plan to be in the van for some time, invest in central heating.

If your build time is short and over the summer, a simple touring caravan may be ade­quate. Price varies enormously and it is not much cheaper for a good caravan than for a static one, but they have limited facilities so other arrange­ments will be needed on site.

Alternatively, if your build includes a garage with living space above, consider completing this before you start on the house. This will provide you with ideal accommodation on site, or at least sizeable storage.

Further reading:

• Find companies who specialise in caravans for self-builders in the Homebuilding Directory

• Follow other self-builders' online diaries

• Get tips and advice from other self-builders and renovators in the Homebuilding Discussion Forum

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