The tendering stage is when a project begins to feel real to the majority of homeowners and self-builders, and this is where apprehension usually sets in.

You may have worked with budgets, sketches and ideas for your self-build or extension up to this point, then during the tendering process, builders provide firm costs based on your finalised plans.

Here I explain what's involved in this essential phase of any build project and why going out to tender matters when it comes to controlling costs effectively.

What is going to tender?

Tendering is, to put it simply, a systematic means of inviting builders to provide a quotation for your project using the same information.

You provide designs, specifications and electronic data to a number of qualified builders and request official quotes from each of them rather than depending just on verbal estimates. This makes it possible to compare ‘like for like’ and levels the playing field.

Finding the cheapest builder is not the only goal of tendering. It is a tool for risk management. It assists you in selecting a builder who has a reasonable price, a clear grasp of the project’s scope, and fewer chances for expensive disputes when the project is underway.

When should you use the tendering process?

A formal tendering process is recommended for any project with a high level of risk, complexity or cost. This covers the majority of self-build projects, house extensions and major renovations, as tendering becomes important when there are structural changes, various trades need to be scheduled or the build programme exceeds several months.

Consistency is the most important principle. Only when each builder is pricing the exact same information can several quotes make sense. The quotes you get will differ greatly and provide you with very little information if one builder is working from planning drawings, another from building regulations drawings and a third from a sketch layout.

In that case, you are evaluating how each builder understands missing details rather than the market. The end result is frequently a low initial figure that changes once building gets underway.

When you have a clear concept and want to know the cost before committing, tendering is key to getting the correct information. It also helps if you are taking out a loan or stage payment mortgage from a company like BuildStore, working within a specific budget or carefully project managing the whole project yourself.

A single quote may make sense in some circumstances. Smaller projects, such as simple repairs or minimal changes, might not need a full tender process. Similarly, negotiated tendering can be successful if you already have a connection with a builder that has completed comparable work successfully, as long as the details are still clear and documented.

Reduced price comparison is the trade-off, therefore in order to control risk, the scope and specifications need to be precisely stated.

The most common tendering mistakes

Going out to tender too soon is the most frequent error. While plans are still being developed, homeowners are frequently eager to test the market, but pricing without sufficient information rarely yields meaningful results.

Every builder will make their own assumptions if there are dimensions missing from the plans, structural details are unclear or final specifications are not defined. It is doubtful that those presumptions will line up with yours or one another’s.

False confidence is the inevitable outcome. A project may appear economical when it is not, due to an alluringly low quotation that is based on deficiencies or optimistic estimates. The missing items resurface as variations, typically at a premium and discovered during contract administration, but after work begins and actual judgements are made. This is one of the primary causes of final costs exceeding the initial contract sum.

A further oversight is giving various builders different information or providing informal answers to questions without discussing the results with everyone. Price comparison becomes unreliable as a result, and the level playing field is destroyed.

It’s also dangerous to base your decision only on the lowest number. A much lower quotation frequently indicates under-pricing, omissions or a misinterpretation of the scope. Corner-cutting, repeated claims for variations or poor relationships on the project may result from this.

Lastly, it is costly to underestimate the significance of documentation. Undefined duties, verbal agreements and ‘we’ll sort that out later’ choices frequently reappear as disputes.

More time, money and worry are typically saved during the build process when information is established prior to the tender.

The importance of having the right documents

The amount of detail you provide has a direct impact on the quality of the prices you receive. Your design should be sufficiently developed before a tender is issued so that a builder can comprehend precisely what will be built, how it is being constructed and to what specification.

Detailed design drawings that include plans, elevations and sections are essential. Instead of a preliminary planning version, these must reflect the current design.

Steelwork, foundations, lintels, floor build-ups and any specialised features like retaining walls are all crucial structural requirements.

Drawings are vital, but so are written specifications. Standards for materials, finishes and workmanship are outlined here.

The construction of external walls, insulation values, windows and doors, roofing products, interior finishes, sanitaryware criteria and woodwork quality are all things that should be covered. In the absence of information, builders will rely on their own judgement, frequently based on basic or mid-range products.

You should also make clear who is responsible for what. Indicate which company is supplying the kitchen appliances, flooring, light fixtures or custom installations. Verify the requirements for preliminary tasks like scaffolding, temporary protection, waste removal, site welfare and making good.

A significant number of ambiguous items or ‘to be confirmed’ notes should be excluded. The tender is weakened and the cost risk is transferred back to you when there are excessive provisional sums or vague descriptions. Key choices should be clearly defined and restricted rather than left open-ended if they truly cannot be decided.

Clarity, not perfection, is the aim, but the more detailed the project, the more accurate the quotations will be.

How many tenders to request

The best option for most residential projects is to invite three to four builders to submit quotations. Fewer than three restricts the scope of relevant comparison and makes you appear weaker in the event that one builder withdraws, or submits a price that isn’t competitive.

Since builders are less inclined to devote their time to a bid if they believe their chances are limited, more than four frequently results in lower-quality responses.

Rather than volume, the focus should be on suitability. Choose builders that have demonstrated expertise working on projects of a comparable scope and style. For a complicated extension to an existing home, a builder that primarily builds new homes might not be the ideal choice.

Verify their ability to complete your project within the programme agreed and that their financial standing seems secure.

There should also be a system to the process. Give each builder the exact same tender package at the same time, along with a fixed return date. Give them a realistic time frame for quoting, which is usually three to four weeks for an extension or renovation and longer for a new build project.

In order for builders to fully comprehend site access, restrictions and current conditions, encourage site visits. Questions should be answered formally throughout the tender time, and all tenderers should be given access to the response if a builder has a question that impacts scope or clarification. This keeps prices consistent and ensures fairness.

Lastly, inform unsuccessful builders of the results. A professional approach promotes positive participation and aids in preserving connections for future projects.

Comparing quotes

Avoid the urge to look at the bottom line as soon as the quotes appear. There is more than just one number in a tender return. Knowing how the quantity was calculated and what lies behind it, is what really matters.

Verify first that every builder has provided a quote for the entire scope. Examine the exclusions thoroughly. Commonly left out are things like floor finishes, kitchen supplies, decoration, external work and building control fees.

Exclusions are not always an issue, but if you want to compare them properly, they must be clear and comparable across all tenders.

Next, look at PC Sums (Prime Cost) and Provisional Sums. These serve as temporary allowances for elements that were not completely specified throughout the tender process. Allowances that are too large or too frequent undermine cost certainty and allow for future increases in the contract sum.

Examine the permitted levels for bathrooms, kitchens and finishes. A lower total quotation can just be the result of fewer allowances.A markedly lower tender is a red flag! It might point to a mistake, omission or misinterpretation. Always record any significant discrepancies and ask for an explanation. Similarly, you should be wary of unclear explanations, omitted details or unwillingness to respond to enquiries.

In the end, you want a quotation that is accurate, transparent and consistent with your documentation, not just the lowest amount.

Common tendering pitfalls to look for

If the tender procedure is not handled correctly, it could easily go awry, even with excellent drawings and several competitive bids.

Scope creep during the pricing phase is one of the most frequent issues. While builders prepare their quotations, homeowners frequently continue to improve specifications or tweak the design.

Inconsistent returns and the invalidation of previous pricing assumptions might result from minor, informal changes. The answer is straightforward – freeze the design prior to releasing the tender and manage any modifications with an explanatory addendum sent to each bidder.

Lack of communication is another common problem. Ambiguity arises from verbal explanations provided during site visits that are not documented in writing. Builders will set their prices based on what they think has been agreed upon, differences will only become apparent later. Every builder should receive a copy of all instructions, clarifications and updated information.

Another issue is time pressure. Too short time for pricing promotes gut feelings and large provisional sums. Under pressure, builders are more inclined to ignore details that could result in claims later on or contain risk allowances that inflate prices. Accuracy is increased by offering a reasonable tender period.

Another preventable error is not verifying credentials. Proper due diligence is not replaced by a competitive tender. Before scheduling a visit, confirm insurance, current references and experience with related work.

Finally, the integrity of the process is compromised if the scope is drastically changed after appointing a builder. In order to preserve transparency, it could be necessary to request the latest rates if significant changes occur.

The foundation for a more seamless build process is built by a methodical approach during the tender stage.

Who should put together the tender document?

Although it is feasible to draw up a tender package yourself, most homeowners find that expert advice is beneficial. The quotations you are provided are more credible if the information is structured and clear.

The drawings are often created by an architect or architectural technician, who may also write a specification. Before the design is put out to tender, they can resolve issues, coordinate structural information and make sure it is properly developed.

A lot of practices additionally oversee the actual tender process, sending out documentation, answering questions and examining returns.

An extra degree of control is added by a quantity surveyor (QS). To lower the risk of budget shock, a QS might create an ECA (Early Cost Advice) to assess affordability prior to quotation requests. I carry out these all over the UK from as little as £295 as I don’t need a site visit, just the design information.

In addition, a QS can create a structured document such as a Bill of Quantities (BQ), examine tender returns, spot irregularities, and offer advice on value for money as opposed to just headline price. This impartial cost analysis can be quite helpful for more complicated renovations or larger self-builds.

I prepare lots of BQs from £995, produced in Excel and also in PDF. It is an essential document to acquire more tender returns from builders. If you send out a BQ, with all the accompanying tender information to five builders you should receive at least four tender returns.

If you send without a BQ you may only have one or two tender returns. The BQ is a control document so you can also compare all of the tender returns on a ‘like for like’ basis. It can then be used in the contract as an agreed ‘contract sum’ and can also be used for valuation purposes.

When the builder asks after four weeks for a payment of say £18,000 you can use the BQ in its Excel format to check what the builder has actually done to date, which may equal £11,734, therefore it will assist in paying the builder the correct amount and not over or underpaying them. If you overpay and they become insolvent then you’re paying twice, as you’ll need to engage a new builder to pick up the works.

The more work you can do at the pre-construction stage the easier the journey will be through the build. Fees will differ according to project size and location. A few thousand pounds to a small percentage of the contract value might be spent on tendering and cost analysis services for a typical extension or renovation.

Even if this is an initial cost, it is small in comparison to the financial risk of a six-figure building contract. At this point, expert advice is meant to control costs rather than increase them.

What happens once the tenders are considered?

The process doesn’t end when the tenders are returned and examined. Clarification is the next step. This is you or your quantity surveyor’s chance to thoroughly examine each submission and ask formal questions. Written confirmation is required for any variances, exclusions, provisional sums and programme queries.

Clarification meetings with one or two selected builders are typical. These are more than just cost negotiations. They are used to discuss site logistics, verify programmes, assess comprehension of the project, and evaluate communication during the build. At this point, a builder’s demeanour and level of professionalism frequently reveal how the project will develop on site.

The builder should submit a new tender if changes are agreed upon, such as adjusting provisional sums or rectifying omissions. This guarantees that a clear and mutually understood scope is reflected in the final contract bid.

The agreement needs to be formalised in a written building contract e.g. The Joint Contracts Tribunal (JCT) before work commences. This spells out the contract sum, payment process, start and end dates, variation methods and dispute resolution procedures.

A standard form of contract is better than an informal letter of intent or email exchange for most domestic projects. Work should not start until the contract has been signed and the insurance is verified.

Both parties benefit from clarity and a professional framework when the tender process is concluded in an orderly manner. For more advice on your next project, why not also take a look at how much you will need to ensure is included for other professional fees. And, to make the most out of the money you have available, find out how to value engineer your build budget.

A new Approved Code scheme is being launched by the Government this month in a bid to crackdown on rogue traders and cowboy builders.

Designed to offer homeowners confidence that their chosen tradesperson meets higher standards, the scheme will also offer a level of financial protection with a Trusted Payments app.

But with over £10.3 billion lost by homeowners on home and garden maintenance costs in 2024 due to losses, overpriced costs or unfair practices, do the plans go far enough?

What is the Approved Code scheme?

According to the government, the Approved Code scheme will require businesses to sign up to the scheme. In doing so, they will be demonstrating that they, "meet higher standards of customer service, transparency and dispute resolution."

It is hoped this will help protect the many homeowners who fall foul to cowboy builders or tradespeople who either fail to finish projects, complete them to a very low standard, or demand more cash for the work they've done.

Alongside the Approved Code scheme, there is also a Trusted Payments app being launched, which will help ensure payments are released according to major milestones in a project, therefore preventing builders or tradespeople leaving before the work is finished.

Both measures have been developed by the Trusted Payments and the Furniture and Home Improvement Ombudsman (FHIO) respectively.

Launching the scheme, Prime Minister Andy Burnham said: "Cowboy builders don’t just rip people off. They leave families with months of stress, the disruption of unfinished work, and that horrible feeling of being taken advantage of. Not only that, but they give the vast majority of decent, hardworking tradespeople a bad name.

So we’re putting the cowboys out of business. These changes mean you’ll now have the option to make sure your money is held safely and released bit by bit as the work gets done."

How big is the problem of cowboy builders?

Based on evidence from the Citizens Advice 'Built to Fail' report, more than one in four UK adults who carried out home improvements work in the past 18 months experienced problems – whether it was projects abandoned halfway through, undue pressure on elderly people to overpay for shoddy work or even builders disappearing on holiday with upfront payments with little to no work completed.

More than 1 in 3 of these also faced extra costs, losing an average of £750 of their hard-earned cash. Delays and mounting costs can also cause severe stress which destroys lives, making it clear that the problem is one that must be tackled head on.

What else is in place to protect homeowners?

Although this is a government-backed scheme to protect homeowners, there are already a number of options in place for those looking to hire trades to work on their home improvement projects.

One such example is the vetting and payment scheme operated by the Elite Construction Network.

Their 'Vault' houses funds until work is complete and fulfilled to the highest standard, and every registered tradesperson in their network must pass a vetting process before they are approved for membership.

This includes checking their company registration, insurances, health and safety documentation, industry experience and quality control measures. References are also checked directly with past clients rather than relying on online review platforms.

Dan Hensher, co-founder of the Elite Construction Network, said: "We built the Elite Construction Network because homeowners had no reliable way of knowing who they could trust. Vetting has to happen before a trade gets in front of a customer, not after something goes wrong. The government's announcement is a welcome step, and it confirms what we have believed from the start: the industry needs proper standards, properly checked."

As well as homeowners, vetting schemes also help those builders and tradespeople who are perfectly legitimate, do the job well and don't engage in shoddy practises.

"The vast majority of tradespeople do things properly, and for years they have been undercut by those who do not. The Elite Construction Network gives decent trades a way to prove their standards and gives homeowners the confidence to hire them. A crackdown on cowboy builders is good news for every honest business in this industry," agrees Callum Tharratt, co-founder.

Other networks such the recently launched findmyjus.com operate similar vetting schemes for any member offering services of any kind, and online search tools such as Checkatrade, Mybuilder.com and Federation of Master Builders are all common starting places for finding reputable workers.

Having a strong building contract in place with your builder is of course also recommended on larger projects such as self-builds or building an extension.

When will the schemes be fully operational?

According to the government website, the Trusted Payments app will go live from the first week of September, "with over 100,000 traders able to access before the end of September. The Approved Code will be live with first retailers by the end of September and fully live by December 2026."

Deputy Chief Ombudsman, Furniture and Home Improvement Ombudsman, Judith Turner said: "We are pleased that government is recognising the implementation of this code. It is vital in building trust in the sector and helping consumers to identify trusted traders who are committed to increasing consumer confidence and resolving disputes fairly and impartially via an established and approved Ombudsman scheme."

Like most people renovating or self-building on a modest footprint, I've spent a fair amount of time scrolling through interiors accounts wondering how some small homes still manage to feel expansive while others, no bigger, feel like they're closing in.

The answer, it seems, has very little to do with square footage, and a lot more to do with a handful of deliberate architectural decisions.

So I asked architects and designers what actually makes a small home feel bigger than it is, and the same idea kept coming back in different forms: it's not about adding space, it's about how you experience the space you already have. Here are the five techniques they shared.

Compression and release

"Atmosphere and drama in architecture isn't about making everything as big as possible," explains Theo Jones, Director at FYNN. "By taking a smaller entrance that opens into a wider space, the contrast can make that space feel far larger than it is."

Architects call this 'compression and release', a technique popularised by Frank Lloyd Wright, who used it throughout his career. He'd funnel visitors through low, narrow hallways before releasing them into tall, light-flooded rooms beyond. His iconic Fallingwater and Still Bend / Schwartz House both put it to beautiful use, starting with low, sheltered entry points so that the tall, glazed living spaces beyond feel even more dramatic by comparison.

You don't need one of Wright's mid-century marvels to put this technique to work, though. Zaeem Chaudhary, Director at AC Design Solution, says modern new build homes have just as much to gain from it. "Compression and release is particularly effective in smaller homes because spaciousness is experienced through contrast, rather than simply through available floor area," he explains.

"A deliberately narrower entrance, lower ceiling or more enclosed circulation space can make the transition into a higher, brighter and more open plan kitchen or living area feel significantly more dramatic," says Zaeem.

"We often use this in extensions by retaining the more intimate proportions of the original house before opening into a rear space with increased ceiling height, rooflights, wider views and stronger connections to the garden. The key is ensuring the compressed area still feels intentional rather than dark or uncomfortable," he notes.

Don't assume it works in all properties though

Compression and release however isn't a trick to force. Theo warns that most residential homes have limited scope for using it successfully, and pushing it too hard can do more harm than good. "I would rarely suggest lowering a ceiling in an attempt to create it," he says. Instead, the effect works best when it grows out of a building's existing logic, leaning into an entryway that's already low and narrow rather than forcing a structural change purely for drama's sake.

You don't need to touch a single wall to get a similar effect, either. Try running a dark, moody colour through a narrow hallway or entrance, while keeping the room beyond bright and flooded with natural light, whether through generous glazing, a rooflight, or simply white walls. The visual contrast alone delivers plenty of drama.

Rooflights and borrowed light

Almost every home extension runs into the same problem. The new space is glorious, but the rooms behind it (in the original home) can suddenly feel smaller and darker in contrast. Many architects' answer is to introduce more glazing, whether rooflights, crittall doors, or anything else that lets light travel further than the extension itself, so the original house doesn't feel compact next to it.

"Rooflights are brilliant for bringing daylight deeper into an extended home, particularly where a new addition might otherwise make the original rooms feel darker," explains Sophie Chapman, associate and interior designer at The Vawdrey House. The project pictured below puts that theory into practice, with a rooflight set into exposed timber beams flooding the open plan living space below, so that even the far end of the room feels just as bright and spacious as the end nearest the garden.

Rooflights work hardest, unsurprisingly, where natural light would otherwise struggle to reach. So if a room feels cramped or dingy, work out where the darkest, most enclosed point of your floorplan actually is, often a landing, an inner hallway, or the back of a galley kitchen, and start there.

Expanded sightlines

A small home can feel far bigger than its floor area suggests, if the eye is never encouraged to stop too soon. It's not about adding square footage, architects tell me, but about giving the eye a sightline that carries all the way through the home, rather than stopping dead at the first wall or closed door it meets.

"We look at how windows, openings and doorways align so that your eye is drawn through the space, ideally towards a garden or a key view," explains Sophie Chapman. "A home should feel like a journey, with nice surprises along the way, anchored by those important views and features."

To get this right, start by walking your own floorplan and noting where your eye stops. It might land on a wall, a closed door, or a piece of furniture placed square-on to the room.

If you're planning ahead or mid-renovation, structural moves can unlock a view that was always there. Shift a doorway a few feet along, or open up a wall entirely. Alternatively, introduce internal windows so the sightline carries through even where the wall stays put.

You don't need to go that far to feel the benefit, though. Leaving an internal door open rather than closed does the same job on a smaller scale, and so does angling a mirror or piece of artwork to extend a view rather than block it. Even just lining up your furniture so nothing interrupts the line from your front door to your furthest window can transform how big a space feels.

Continuous surfaces and materials

"Using the same material across different zones, for example, continuing the same flooring from a hallway into a kitchen, creates a seamless flow that tricks the eye into reading the space as one larger area," explains Joe Burton, decorating expert at The Brick Tile Co.

That's because a space stops feeling small the moment the eye can't tell where one surface ends and the next begins. Changing floors or finishes at every threshold creates visual full stops, breaking what could be one flowing area into a series of small, separate rooms. Large-format tiles or floorboards laid without visible joins can add to this effect too, since fewer breaks in the surface mean less for the eye to catch on.

María D Arráez, Director of Tile of Spain UK, makes a similar case for bathrooms and bedrooms specifically. Large-format tiles can create a more expansive feel in these rooms she says, while lighter toned tiles reflect available light and help brighten an enclosed space. But she's also quick to point out that continuity doesn't have to mean playing it safe: "Adding bold patterns, rich colours and interesting, textured surfaces to small rooms makes a real statement and turns a compact room into a standout feature."

If you're trying this yourself, look at where your flooring or wall coverings currently change, for example between a hallway floor and a kitchen, or a kitchen and adjoining living room, and consider whether it needs to. Matching or closely coordinating finishes across a ground floor is one of the simplest non-structural upgrades you can make. And where you can extend the same material out to a patio or garden room, the boundary between inside and outside all but disappears, borrowing a sense of scale from the space beyond.

Layered light sources

The final trick that designers shared with me is less architectural and more common sense, though its impact is easy to underestimate.

"Relying on a single overhead light can cast shadows and make a room feel smaller," explains Joe Burton. "A mix of ambient, task and accent lighting creates a more layered, spacious feel."

If you're working with a dark room that feels smaller as a result, aim for a lighting design that introduces at least three light sources: an ambient source for general light, a task light for reading or cooking, and an accent light, whether that's a lamp, picture light or under-cabinet strip, to draw the eye around the space. Dimmers on each let you adjust the balance through the day, and placing lamps at different heights does more for a sense of depth than simply adding brightness.

It's also the trick that costs the least to test. Unlike compression and release or expanded sightlines, you don't need a renovation to see whether it works, just a few evenings with a lamp moved to a different corner of the room.

Many period properties, such as terraced homes, simply weren't designed with light and brightness in mind, so take a look at our tips for designing a north facing room to see how the right layout, materials and glazing choices can transform even the gloomiest corner of your home.

If you've ever gone toe to toe with your architect over a floor plan, you're not alone. Design is one of the places where clients and architects clash hardest, right up there with budget and choice of finishes, and it's not hard to see why. You're paying for their expertise, but you're the one who has to live with the results.

But we work with architects because their insight is invaluable, and when they push back on certain decisions again and again, it's almost always for good reason. They've watched enough people live with a choice to know which ones age well, and which end up back on the table for a redesign five years later – something worth bearing in mind if you're still at the early planning stage of your own renovation.

We asked three experts to talk us through the design decisions clients push hardest for, why they hold their ground, and what to do instead if you've already made the call and are having second thoughts.

1. Design your kitchen for how you want to live, not how you live now

A layout call architects see clients make seemingly on autopilot is choosing to put their new kitchen where the old one sat. But more often than not, a reconfigured floor plan could work harder for their home. Sophie Chapman, Associate and Interior Designer at The Vawdrey House, sees the frustration play out often:

"Clients understandably tend to think about how they currently live in their home, whereas our role as architects and designers is to help them see how they could live differently, and potentially more efficiently once the space has been reconfigured," she says. It's a tension she sees at both ends of a project. Clients push back at the earliest layout discussions, then, months later, try to add back in the very things that were ruled out for good reason.

The cost of getting it wrong: Agree a kitchen relocation late – once first-fix plumbing and electrics are already roughed in – and the costs won't stop at moving cabinetry. You're now relocating waste pipes, gas and kitchen extraction too, which is how a "quick change of mind" spirals into a five-figure one. Our kitchen renovation mistakes piece has more on the services issues that catch people out.

What's the fix? Before you override your architect's layout, ask them to walk you back through the reasoning – rather than defaulting to the plan you already know. "Respect and trust need to work both ways," says Sophie. "We absolutely welcome clients' ideas, but equally there has to be trust in the rationale and experience behind the decisions we are recommending." If you're still not convinced, our guide to kitchen layout mistakes is worth a read before you insist on a change.

2. Weigh the trade-offs before you commit to going open-plan

"One of the most common regrets we see from clients is prioritising a dramatic open plan space without allowing for storage, acoustics, privacy or the practical realities of family life," says Zaeem Chaudhary, Director & Chartered Architectural Technologist (MCIAT) at AC Design Solution. The appeal is obvious on paper, but it's the things that don't show up on the plans – such as where the noise goes or where the school bags land – that tend to surface once you're actually living in it.

The cost of getting it wrong: Retrofitting soundproofing or storage solutions into a finished open-plan space can be costly. Features like built-in joinery, sound-absorbing ceiling panels and stud walls to reclaim a little privacy can run to considerably more than designing them in from the start, and you'll be living with the noise and the clutter while you save up to fix it.

What's the fix? A fully open plan layout isn't the only route to that light, connected feel. Our own guide to getting your open plan layout right makes the case for "broken plan" living instead, using partial walls, level changes or glazed screens to keep the openness while still giving you a door to close on the noise or clutter.

3. Consider the impact of expansive glazing

Many renovators dream of adding a fully glazed rear extension to their home, for that light-filled, garden-connected feel. But once it's built, that same glass can just as easily leave the room feeling too hot or too exposed.

"Large areas of glazing can become a regret where overheating, glare, cleaning and loss of wall space were not properly considered from the outset," says Zaeem Chaudhary. Yes, a glass box extension looks spectacular in a render on a mild afternoon, but less so when it's the one room you can't sit in for three months of summer.

The cost of getting it wrong: Retrofitting shading onto an existing glazed extension (via external blinds, solar control film or additional ventilation) is a real cost on top of the glazing you've already paid for, and it rarely performs as well as shading designed into the structure. You'll also lose wall space either way, so it's worth deciding upfront whether you actually need floor-to-ceiling glass, or whether a more considered mix of solid wall and glazing gets you the connection to the garden without the summer trade-off.

What's the fix? The answer isn't less glass, it's better-planned glass for an extension. Our guide to why extensions overheat in summer puts a number on it: if a room's glazed area is more than 25% of its floor footprint, you're in overheating-risk territory, and the fix is shading designed in from the start (a brise soleil, solar control glass, roof overhangs, cross ventilation) rather than bolted on after the first heatwave.

It's also worth asking your architect to walk through orientation with you specifically, since south- and west-facing glazing behaves very differently to a north-facing wall of the same size.

4. Don't cut the rooms that don't photograph well

On a floor plan, a utility room or a boot room can look like dead space, a box that isn't the kitchen or the primary bedroom, easy to shrink or drop when you need to find room elsewhere. In practice, it rarely reads that way once you're living in the finished house.

"Clients also sometimes reduce utility rooms, entrance storage or circulation areas because they appear less valuable on a floor plan," says Zaeem Chaudhary. "After moving in, these practical spaces are often the ones they miss most."

The cost of getting it wrong: This isn't really about construction cost, since it's usually cheaper to build a smaller boot room or none at all. It's a cost you pay after the fact, in kitchen storage that fills up with cleaning kit and outdoor wear because there's nowhere else for it to go, and in the far more expensive job of reconfiguring a finished house to carve out the space later. It's worth deciding this one on paper, at the point where moving a wall costs nothing, not after you've moved in and are already short on space.

The fix: Before you sacrifice a utility room to gain a few extra square metres elsewhere, work out what it's actually doing for you. Our guide to whether a utility room adds value suggests you need at least 4.5m² for the basics (washing machine, tumble dryer and some storage above), or closer to 15m² if you want a sink and proper storage too. If you genuinely don't have the space, a combined 'bootility room' can do both jobs in a much smaller footprint rather than losing the function entirely.

5. Give every decision the time it needs, not just the big ones

Some regrets are about what gets decided, but this one is about when. "Home renovations involve an incredible number of decisions," says Theo Jones, Director at FYNN. "While your architect or designer might make a good number of them for you, there is always an element of pressure, particularly during construction, where you have to make a decision you haven't fully evaluated in your own mind. These are the ones that sometimes end up being a regret."

The most common version of this, he says, is starting on site too soon. "The situation I see most often is when clients are very keen to push forward and start construction without enough decisions having been made. Where this is most likely to show up is in structural changes that weren't allowed for, discovered during the messy demolition works. Typically there isn't a fix for this. You prevent it by avoiding a rush to start building before you're ready."

The same pressure can also show up on a smaller scale, in design decisions made under time constraints. "Another recurring issue is selecting finishes based only on appearance without considering maintenance, durability and how the material will age," says Zaeem Chaudhary.

A flooring choice made on how it looks in a photo, rather than how it holds up to daily use, is the same rushed decision at lower stakes. Our own flooring mistakes guide makes the point well: an oil finish that looks beautiful on day one needs regular maintenance to stay that way, so decide upfront whether that's a job you'll keep up with, not discover the answer eighteen months down the line.

The cost of getting it wrong: Structural surprises found mid-demolition, and finishes that need replacing early because they were never right for the room, both cost more to fix after the fact than waiting to decide would have. As Theo Jones puts it: "You might lose some time by delaying construction, but you will likely save money, so it's a decent trade-off in my book."

The fix: Build slack into your decision-making timeline the same way you'd build slack into a budget. If you're not ready to start on site, don't. Our guide to how long a renovation really takes is worth reading before you set a start date, since a delay agreed upfront costs you no more time than you were probably going to lose anyway.

Every regret in this piece comes back to the same underlying fix: choosing an architect you trust enough to listen to when they push back. The best design relationships are the ones where you've picked someone whose judgement you respect enough to sit with a "no" for a moment, at least until they've walked you through why. And one that equally gives you the support you need when decision fatigue kicks in and you put yourself at risk of rushing, or making the wrong choice.

Forming the basis of the UK's housing plans, reforms to the National Planning & Policy Framework have been confirmed following a three-month consultation period.

And while much of the document is designed to provide rules and guidelines for housing developments, the same rules will apply to individuals applying for permission to renovate, extend or self-build.

On the whole, most of the proposed reforms proposed have been passed, with some updates and amendments. We take a look at what this means for you.

Homes can be built closer to stations

As reported in Homebuilding & Renovating earlier this year, homes built closer to train stations will now get a default "yes", as long as they meet planning guidelines and criteria.

And while this is primarily aimed at stations that have a high number of trains departing and arriving each day, it will also apply to smaller ones, with the criteria outlining properties should be within walking distance (roughly 10 minutes walking time) to well-connected train, tram and Tube stations.

Secretary of State for Housing, Communities and Local Government Angela Rayner said: “A safe, secure home is the foundation of opportunity, but too many people are being priced out of the communities where they want to live and work.

“By unlocking thousands of homes around well-connected transport hubs, we’re helping people live closer to work, school and the services they rely on, while backing local businesses and driving growth in our communities."

Some conversions will be subject to tighter restrictions

Although overall the major planning reforms have been made to meet the government's self-imposed goal of building 1.5 million homes, this doesn't always mean building a new home.

For those looking to convert an existing building into a residential property, the reforms offer mixed opportunities.

Despite the growing number of pub closures, developers will now have to prove there is no means of saving the pub as a commercial business, and it will have to be on the market for 12 months before a conversion into a residential property will be considered.

On the flipside, if you own a property that is ripe for a loft conversion, or has enough curtilage to allow for an additional property in the grounds (often referred to as an infill plot), this will be encouraged.

According to the government document, the following will all be well received: "Creating additional homes or floorspace within settlements by using the airspace above existing residential and commercial premises, or through sensitive redevelopment or additional development within existing plots (including, but not limited to, the addition of mansard roofs, proposals to fill gaps in the existing roof line, the introduction of higher buildings at street corners and additional units within residential curtilages)."

Fewer bodies will be involved in the approvals process

Planning permission approvals, which historically take longer than the projected 12 weeks, may also become quicker thanks to the reforms. Some bodies that were previously given a say, may no longer be consulted.

"These proposals aim to significantly streamline the planning system by reducing unnecessary statutory consultations, empowering local planning authorities, and focusing resources where they are most needed," says the government.

However, this matter is still undergoing some work and may also come at a cost to developers who plan a project that does impact certain bodies. According to the government, it "also plans to publish a consultation later this year on a planning fee surcharge to support statutory consultee resourcing."

Wildfire risk will be accounted for

Hot on the heels of this summer's unprecedented wildfires, the planning reforms had already taken into account the need for greater consideration of the risk they pose to housing developments and the reforms have been finalised.

According to the government, it "recognises the importance of ensuring that wildfire adaptation supports high-quality design and placemaking. Changes have been made to clarify that adaptation measures should be designed into the layout and landscaping of development.

"The Framework should be read as a whole, with climate change adaptation considered alongside wider objectives, including environmental quality, design and green infrastructure. Overall, the government considers that these amendments provide a clearer, more consistent and proportionate framework for addressing wildfire risk, allowing for the use of local evidence and site-specific considerations, and reflecting the potential for further evidence and mapping to become available over time."

Will the reforms make a difference?

Only time will tell if the reforms will have the desired effect of reaching the government's target. However, it is hoped these reforms, along with confirmation that grey belt land will still be considered for development could help to ensure more homes become available.

After more than 15 years of delivering bespoke homes and complex renovations, I have seen first-hand that some of the biggest successes (and biggest disasters) on site often come down to one factor: how well the project is administered.

Many self-builders assume that once planning permission has been secured, technical drawings are complete and a contractor has been appointed, the builder simply turns up and gets on with the work. If you have a good contractor and a trusting relationship, surely things will be okay on your self-build project!

However, even on the best-run projects there will be changes, delays, budget decisions and moments when someone needs to make an important decision. Without a clear contractual framework and someone managing it, misunderstandings can quickly become disputes, budgets can drift and programmes can slip. This is where contract administration becomes invaluable.

What is contract administration?

In simple terms, contract administration is the process of managing a building contract throughout the life of a project. This is an important distinction because having a contract and administering a contract are two very different things.

The contract itself is the legal agreement between you and your contractor. It sets out what is being built, the agreed scope of works, payment mechanisms, timescales, responsibilities and how issues such as delays or changes should be handled.

Contract administration, meanwhile, is the process of ensuring that everyone follows those agreed procedures. Think of the contract as the rulebook and contract administration as the day-to-day management of those rules.

What is the role of a contract administrator?

The role of a contract administrator is not to take sides between contractor and self-builder. Instead, they oversee the contract fairly, ensuring decisions are properly documented, payments assessed appropriately, instructions issued correctly and the project stays aligned with the agreed scope.

Most recognised UK construction contracts, including those published by RIBA, JCT and SBCC, rely on these processes to function properly. However, the contract only works if somebody is actively administering it.

A conversation about changing a rooflight becomes interpreted as an instruction. A material substitution gets agreed informally without fully understanding the cost or performance implications. A delay occurs but nobody properly records responsibility for it.

Good contract administration helps stop those small issues becoming major problems.

Why is contract administration important?

One of the realities of building a house is that no project ever goes entirely to plan, which is why this part of the process is so important.

1. Protecting your budget

For most self-builders, how much it costs to build a house matters enormously. Yet one of the biggest sources of conflict during construction is changes to the agreed works, commonly known as variations.

What sounds like a simple design tweak can have surprisingly wide implications. For example, moving a wall may have an impact on structural steelwork, electrics and heating layouts, but also may need an amendment to the Building Regs. Upgrading glazing may require revised details elsewhere. A seemingly straightforward kitchen alteration can ripple through the programme and subcontractor coordination. Without proper procedures, these changes can become contentious very quickly.

I often see situations where something discussed casually on site is assumed by one party to have been agreed, while the other views it as a conversation rather than an instruction. This results in unexpected invoices, disagreements and strained relationships.

A properly administered contract ensures changes are clearly instructed, recorded and priced before works proceed wherever possible. That transparency protects both self-builder and contractor.

2. Maintaining quality standards

Contract administration is also about protecting quality. Even experienced contractors can sometimes deviate from drawings or specifications, often with good intentions. Perhaps a material becomes unavailable. A subcontractor proposes an alternative approach. Or someone makes a judgement call on site to ‘improve’ a detail. Sometimes those changes are harmless – other times they are not.

On high-performance eco homes in particular, relatively minor changes can have significant consequences. Substituting insulation products, changing window specifications or altering airtightness detailing are all things that may compromise thermal performance in ways that are not immediately visible.

Likewise, structural or compliance-related changes may create issues later with certification, warranties or mortgageability. Good contract administration helps ensure that the standards that were agreed upon are actually delivered.

3. Keeping the project moving

Delays happen on almost every build. Bad weather, late information, supply chain issues or unforeseen site conditions can all affect progress. The problem
is not necessarily the delay itself – it is how that delay is managed.

Standard contracts include mechanisms for handling extensions of time, helping establish whether delays are legitimate and what impact they should have on completion. Without a clear process, frustrations can quickly escalate.

Self-builders may feel contractors are dragging their feet, while contractors may feel they are being blamed for matters beyond their control. Contract administration introduces structure into what can otherwise become a very emotional discussion.

4. Avoiding disputes

Perhaps the biggest benefit of good contract administration is conflict prevention. Construction disputes rarely happen because one party deliberately behaves badly. Far more were unclear, decisions were undocumented or assumptions were made.

A clear paper trail of instructions, variations, meetings and payment decisions makes resolving disagreements significantly easier.

What are the risks of getting contract administration wrong?

Some self-builders attempt projects without having a formal contract in place at all. Others have a contract in place but administer it poorly. Both approaches carry risk. Without a signed contract, there may be no clear agreement covering:

• Scope of works
• Payment arrangements
• Programme expectations
• Responsibilities for delays
• Procedures for change
• Quality standards
• Completion and defects.

All of which can quickly create ambiguity – and ambiguity is rarely helpful during construction.

One of the most common flashpoints is payment. Without defined interim payment procedures, self-builders may feel pressured into approving invoices they do not fully understand, while contractors may struggle with cashflow if payments are delayed or disputed.

Variations can become equally problematic. Imagine deciding halfway through the build schedule to enlarge glazing, upgrade finishes or reconfigure part of the layout. Without a formal process for recording and valuing those changes, additional costs can quickly spiral.

Equally concerning are compliance issues. I have seen situations where apparently small construction changes unintentionally affect major things such as structural approvals, energy performance or Building Regulations compliance. In some cases, this may affect certification, mortgage requirements or future saleability.

Poor contract administration can also expose self-builders to legal complications. For example, if delays are not properly assessed and extensions of time are not handled correctly, disputes over completion dates and additional costs can emerge. Similarly, failing to properly document instructions may weaken contractual protections later.

Many self-builders view contract administration as an avoidable professional fee, but when you are investing several hundred thousand pounds (and sometimes significantly more) in your self-build budget, proper oversight becomes less of an optional extra and more of a sensible form of risk management.

What's involved in the contract administration process?

One of the biggest misconceptions around contract administration is that it simply means occasional site visits. In reality, there is much more to it, as detailed below.

1. Before construction begins

Good contract administration starts before work commences. This typically involves the following:

• Advising on the most suitable contract type
• Preparing contract documentation
• Reviewing tender documents
• Clarifying scope and responsibilities
• Establishing programme expectations.

Many disputes originate before construction has even started because assumptions were never properly clarified. The more certainty established at the outset, the smoother construction tends to be.

2. When work begins

Typical responsibilities may include:

• Chairing progress meetings
• Recording decisions and actions
• Monitoring quality of work against drawings and specification
• Issuing formal instructions
• Reviewing programme progress
• Managing communication between parties

This is often where misunderstandings between the parties are avoided. There is an important difference between discussing an idea and formally instructing a change. Good administration creates clarity around that distinction.

3. Managing changes

Every project changes; the key is ensuring those changes are properly controlled.

A contract administrator helps assess implications, issue formal instructions and ensure self-builders understand costs before works proceed. That transparency can prevent unpleasant surprises later.

4. Assessing payments

Another major role involves payment certification. Rather than simply approving invoices for work or materials directly, payment applications are assessed against actual progress and contractual entitlement.

This helps provide reassurance that payments reflect works completed while maintaining fairness for contractors.

5. Completion and defects

As projects near completion, contract administration continues. This includes identifying incomplete works, managing snagging and defects, issuing completion certificates and helping ensure contractual obligations have been met.

For many self-builders, this final stage can be invaluable in helping secure a smoother handover.

Who can act as a contract administrator?

On professionally run residential projects, the position of contract administrator is often filled by an architect, because they are already coordinating the design and understand the technical requirements of that specific build.

Sometimes the role could also be taken by a quantity surveyor or other suitably experienced professional. Interestingly, however, there is no legal requirement for a contract administrator to be an architect or quantity surveyor, or other qualified individual. In theory, almost anyone could be appointed under the contract. In practice, competence matters.

Construction contracts contain procedural requirements that need to be followed carefully. Poorly handled payment certifications, unclear instructions or badly administered delays can undermine the protections the contract was intended to provide.

Whoever is appointed should have suitable experience, appropriate professional indemnity insurance and a good understanding of both construction and contract procedure. The key question for self-builders is not simply who can do it, but who can do it competently.

How much does a contract administrator cost?

The cost of appointing a contract administrator will depend on the size, complexity and duration of your self-build or renovation, as well as the level of involvement required during construction.

The amount of work and therefore cost at certain stages may change, there will be stages of the project where progress is slow – therefore costs should reflect this.

In most residential projects, contract administration is often included within an architect’s construction-stage service and may typically account for somewhere between 2–5% of the construction cost, depending on scope and procurement route. Alternatively, they may work for a fixed regular fee of, say, £2,000 per month – some months the workload may be more, some months it may be less.

At first glance, this can feel like an area where savings might be made to stop your build going over budget. However, self-builders should weigh this against the financial risks of proceeding without professional oversight. A poorly managed variation, payment dispute or delay can easily cost significantly more than the fee itself.

When viewed in the context of a project worth several hundred thousand pounds, many self-builders see contract administration less as an additional expense and more as a form of protection for the investment they are making.

If you are planning a self-build or major renovation, taking time to seek professional advice early in the process can save considerable time, money and stress later. Your architect is often the best person to start with when discussing procurement routes and suitable forms of contract.

It can sometimes feel tempting to rely on informal arrangements, particularly when you have found a contractor you trust. But trust and clarity are not mutually exclusive. In my experience, the strongest projects – and strongest working relationships – are usually built on clearly defined expectations from the outset.

Contract administration may never be the most exciting aspect of a project, but it is often one of the most valuable elements of managing a self-build. When projects go wrong, it is rarely because self-builders lacked ambition or contractors lacked skill. More often, issues arise because expectations, responsibilities or decisions were not properly managed.

A well-administered contract provides structure, transparency and accountability throughout the build.

Most homeowners prioritise the headline build costs when they are setting their budget for a significant renovation or self-build, and underestimating project management and professional fees is one of the most frequent and expensive mistakes I see, and have to advise on, as a quantity surveyor.

These are not extras that are optional. Paying for them means your project will be successfully designed, structurally sound, legally compliant and efficiently delivered with professional involvement. Redesigns, delays, disagreements or expensive on-site mistakes frequently come about as a result of skimping in this area.

This article explains what professional fees actually cover, what you should budget for and where you may be able to control or cut costs without sacrificing quality.

How much can professional fees cost on average?

Costs associated with the build are separate from professional fees. Professional fees cover the project's design, technical input, conformity and administration, whereas build costs are related to labour and materials on site.

In real terms, such costs usually make up between 8% to 15% of the overall build cost, and occasionally they can amount to much more, depending on the complexity, method of procurement and the degree of specialist engagement required. This might be equivalent to £32,000 to £60,000 or more for a project worth £400,000.

Certain duties will be necessary for every project, but others will vary based on the complexity, site limitations and the method of procurement.

Also, it's worth remembering that, whenever possible, you should try to have a ‘fixed-fee proposal' for your professional fees rather than a percentage-based fee. Otherwise, if your build cost goes up so do your fees.

Professional fees by service and type

Usually, professional fees cover the following services:

• Design professionals Architects, architectural designers or architectural technologists
• Engineering professionals Structural engineers and, where required, civil engineers
• Specialist consultants Planning consultants, quantity surveyors, energy assessors, SAP assessors, party-wall surveyors
• Project management Either a dedicated project manager or a professional taking on a dual role
• Statutory costs Planning fees, building control fees, inspections, utility fees
• Legal and warranty costs Structural warranties, legal agreements, party-wall matters

Architects, designers or architectural technologists fees are not avoidable

From conception to technical drawings appropriate for construction and Building Regulations approval, these professionals produce the design. They are typically required for new builds, complicated renovations and projects that need a lot of design engagement or detailed planning. They might also help with contract administration and planning applications.

How they charge: Build cost percentage: usually between 5% and 12%; fixed cost for specific phases; hourly rates for any extra services required.

Typical costs: For basic planning and design around £3,000 to £8,000; for a complete service (from conception to completion) around £20,000 to more than £50,000 for bigger buildings.

Structural engineer fees are essential on many projects

Risk is decreased on a project by having a properly executed design. From experience, one of the main causes of cost overruns is inadequate or poor drawings, therefore the main role of a structural engineer is to provide structural calculations and designs for steelwork, roof structures, load-bearing components and foundations.

They are constantly necessary for structural projects, and highly important for everything from extensions and knock-throughs to non-standard builds. This is not a place to cut corners. Site delays and costly remedial measures are caused by inaccurate or absent structural design.

How they charge: Fixed fees for each component or package; occasionally, hourly fee for additional input.

Typical costs: £1,500 to £4,000 for a small home project; complex or larger schemes would be £5,000 to £10,000+.

Planning consultant fees may not always be needed

The role of a planning consultant is to manage negotiations with the local authority, prepare and submit applications and offer planning strategy advice. They can often be required when a site is in a conservation area or green belt, if the building is listed or in a location that has a history of planning issues or restrictions.

In these instances, a planning consultant can cut down on expensive redesign cycles and greatly increase the likelihood of approval.

How they charge: Fixed application fee; extra costs for amendments or appeals.

Typical costs: Simple application in the region of £1,500 to £3,500; sites that are sensitive or complex from £5,000 to £10,000+.

Project manager fees can end up being recouped

If you decide to hire a project manager, they will oversee the project's completion, coordinating the programme, trades, cost and quality.

They are a good idea if it's a difficult construction and design, if you are a client with little time to get involved or have limited expertise or for projects involving various coordinated packages and trades. Through increased productivity, fewer delays and better cost control, competent project managers will typically pay for themselves.

How they charge: Percentage of build cost, usually between 3% and 7%; a monthly fixed charge or a day rate.

Typical costs: £10,000 to £30,000+, depending on the scope and length of the project.

Quantity surveyor fees can prevent budgets escalating

Throughout the build process a quantity surveyor (QS) offers cost planning, procurement advice, tender documents (bill of quantities) and cost control.

Quantity surveyors are ideal for projects where having a clear budget is essential, when clients are looking for competitive bids or if it is a bigger or risky build.

How they charge: Fixed fee for specific services or a percentage of build cost (less common in residential projects).

Typical costs: Advice on early costs are around £300 to £1,000; complete cost control and tendering from £2,000 to £10,000 or more. One of the best strategies to prevent budget overruns is to bring in a quantity surveyor early.

Party wall surveyor fees will only be needed when there's a party wall

When a build or renovation affects nearby properties, you must comply with the Party Wall Act 1996. A party wall surveyor is needed when works are on or close to common boundaries or there are modifications to the party wall's structure.

How they charge: Fixed cost for each award or notice; in more complicated issues, hourly rates.

Typical costs: £800 to £2,500 or more for each neighbour; more if disagreements emerge.

Other professionals who may charge fees

According to the scope of your particular project, you may also need to engage the services of:

• Energy consultant/SAP assessor: £300 to £1,500
• Topographical surveyor: between £500 and £2,000
• Geotechnical surveys: between £1,000 to £5,000
• Building control consultant: depends on build route and scope

What statutory costs might you need to pay?

These are mandatory costs relating to compliance and approvals, so it is important to make sure you include these in your budgeting. I often find that clients' early budgets underestimate or completely overlook these fees.

• Planning application fees: Householder applications often cost £528 in England (with certain variances in Wales). Depending on scale, full applications for new builds are higher. Drawings, reports and accompanying documentation may incur additional charges, too.
• Building control fees: Your options are to use an approved inspector or the local authority. Generally, depending on the magnitude of the project, £500 to £1,500+, which will include site inspections and plan validation.
• Warranty fees: If using a structural warranty, which is necessary for mortgages and typical for self-builds, costs are usually between £2,000 and £6,000+. Among the providers are Self-Build Zone, LABC Warranty, NHBC and Protek Insurance.
• Additional statutory costs: New builds may be subject to Community Infrastructure Levy (CIL). You may also have to consider reports on conformity with Building Regulations, such as SAP, airtightness tests, drainage and utility approvals.

How to save money on your professional fees

If budgets are tight, it can be tempting to look at how to reduce professional fees as a way of cutting overall costs. While this might be understandable, it can often have a negative impact on the success of your project.

However, there are suitable strategies you can look at incorporating into your project that will help to control such costs without sacrificing overall quality.

• Clearly define your brief: Redesign work and extra costs result from an ambiguous or ever-changing brief. Take the time to define everything from layout requirements, financial limitations and level of specification at the earliest stage possible.
• Early commission of surveys: Surveys of the topography, structure, soil and location minimise ambiguity and avoid future redesign.
• Make use of fixed-fee contracts: Agree on fixed costs for specified deliverables wherever feasible. This prevents scope creep and offers cost certainty.
• Combine roles: Some professionals are able to play several roles. An example of this would be an architect taking on the role of a project manager. This means one consultant is in charge of design and planning, which can lower overall fees and avoid duplication.
• Think about partial services: Rather than hiring an architect, you could commission only planning drawings. For technical drawings, an option is to hire an architectural technologist, through the Chartered Institute of Architectural Technologists (CIAT).
• Self-manage all or some of the project's elements: If you have time and experience you could directly oversee and project manage procurement, organise and integrate trades on easier builds. On complicated projects, though, this should be done with caution as, without the necessary experience, it can lead to higher costs.

Avoiding extra costs or fees

While cost-cutting measures can be necessary in many projects, there are some areas you should never skimp on to try and save money. They can lead to long-term problems that can be even more costly to rectify than if you had simply done them properly in the first place.

• Ignoring structural calculations and design: This may result in dangerous building methods and expensive corrective actions. Your structural engineer's advice is sometimes more important than your architect's.
• Lack of project management for intricate projects: Coordination issues can lead to rework, delays and higher expenses. Ask yourself, do you really have the time and expertise to be a PM before you take on this key role?
• Underestimating the need for compliance: Inspections, warranties and Building Regulations are all required and must be appropriately planned for. Checking with your local authority on what's required is a safe bet.
• Cutting back on design guidance: One of the main reasons for this is incomplete or inadequately detailed designs. This will then lead to disputes and variations – and inevitably an overspend on the project.

Every cost plan I prepare for clients for a self-build, significant house renovation or extension must include professional fees and project management costs. Although they may seem like an extra expense, they are essential and sometimes legally required in making sure your project is economical, efficient and compliant.

By lowering risk, preventing mistakes, and enhancing decision-making throughout, the appropriate expert advice will typically save more money than it costs.

Investing in the appropriate amount of professional expertise at the appropriate time is more important than just cutting these costs. When done correctly, this will significantly increase your chances of completing your project on schedule, under budget and at the level you want.

If you've ever undertaken a self-build, renovation or extension project you'll recognise the feeling of overwhelm that always arrives at some point during your project.

It usually arrives when someone is asking you to make yet another decision, and while it may not even be a big one, suddenly, decision fatigue kicks in, and you can't even remember why you started this whole project in the first place.

Having experienced it first-hand, I know only too well what it feels like. Keen to avoid others feeling the same, I asked design and build experts what you can do to avoid it, how they help clients manage it, and what they do to prevent it happening to them on your project.

When is decision fatigue most likely to hit you?

Of all the experts we spoke to, one thing was clear. We tend to be great at the start of a project when the bigger decisions need to be made, but as you drill down into the finer details, that's when we can start to stumble.

“We often find that decision fatigue appears once the main design decisions have been made and clients reach the detailed specification stage," Sophie Chapman, interior designer and associate at The Vawdrey House tells us.

"Choosing a layout or agreeing the overall direction can feel exciting, but the volume of smaller decisions that follows, from ironmongery and switches to grout colours, sanitaryware and internal finishes, can become overwhelming," she confirms.

Kitchen renovations are a prime example of the minute level of detail that needs our attention, says Emily Newmarch, design consultant at Kitchens by Holloways, and one where you might start to question yourself.

“It's always when the client realises how many smaller decisions still need to be made, and, in a kitchen renovation, that can mean anything from appliance positions, extraction, sockets and kitchen lighting, to internal storage, handles, worktops, taps, paint colours and flooring. These decisions may feel small on their own, but together they can become overwhelming," she explains.

Why is decision fatigue a problem?

Does it really matter if you can't make a decision about something small? Quite simply, yes, say the experts.

While bigger decisions will naturally have more of an impact, even the detailed choices can all have consequences. This is primarily in two ways, as Sophie Chapman explains.

“The first is delayed decision-making. This can hold up ordering and create knock-on effects across the building schedule," she warns.

"At the other end of the scale, a client may also make a rushed decision simply to move the project forward and later regret it. A clear approvals process helps protect both the programme and the design.”

It's something I can relate to having made questionable decisions about a media wall towards the end of a project at a point when both timings and budget were tight. I simply couldn't choose what to do, made a panic decision and regretted it the minute it was installed.

Expert-approved steps to avoiding decision fatigue

While we can't promise that you won't ever get decision fatigue when homebuilding or renovating, there's no doubt there are ways to prevent it from causing total overwhelm, and to help get you back on track.

When working on my biggest project, my must-have was an insanely detailed spreadsheet that took on a life of its own. It contained the jobs to be done, who was doing them, what items to buy or source for each room, checklists of progress, supplier details and probably even which builder had tea, coffee and how many sugars they took. It was the only way I could manage the hundreds of decisions that come with a large-scale listed building extension project.

But what else do the experts recommend?

1. Have a clear and detailed brief

In the same way a detailed spreadsheet can keep you on track once you've started your project, an informed brief from the outset is what helps you to decide what needs to go on there, and is a must-have says Sophie Chapman.

"At the beginning of a project, we spend time establishing how the client wants to live, what they genuinely need and which elements matter most to them. This gives us something consistent to refer back to when choices arise later."

It can be invaluable if you are questioning why you want a certain piece of furniture, more kitchen storage or even why you are choosing a certain type of flooring. Once you remember your original plans, it becomes easier to make a final decision.

"Agreeing an overall material and colour palette early on also helps with the process too," she adds, "as each individual decision then forms part of an established scheme rather than being made in isolation."

2. Follow a clear timeline and decision-making schedule

Another way to avoid decision fatigue is by knowing in advance when decisions will need to be made. As well as being able to mentally prepare yourself for another round of 'this or that', it avoids panic purchasing.

"A decision schedule can be invaluable," agrees Sophie. "It allows clients to see what needs to be agreed and when, so choices can be made in a logical order rather than under last-minute pressure.

"To help with this, we break the process down into clear stages that naturally build the project, so nothing feels like a sudden or unexpected decision," she continues.

The added benefit? It can also make the process quicker in the long run.

"As the scheme develops and clients begin to see how each choice contributes to the wider design, their confidence grows and they become more assured in their decision-making," notes Sophie.

3. Understand the bigger impact in larger projects

"One of the best ways to avoid decision fatigue if you're adding a kitchen extension, or embarking on a large renovation is to get the layout and spatial planning right first," says Emily Newmarch.

"Before even looking at finishes, homeowners need to understand how the kitchen will connect to the rest of the home, how people will move through the space and how the main zones will work together.

"Once those foundations are clear, the remaining choices become much easier to make," she notes.

It's a process Lisa O'Hanlon, interior expert at the Shutter Store, refers to as a decision hierarchy.

"One of the biggest mistakes we see is homeowners giving every decorating decision the same amount of attention, when in reality some choices will have a much greater impact on the finished space than others.

"It's easy to get caught up choosing cushions, lamps or decorative accessories because they're the enjoyable part of decorating," she says, "but those pieces should complement the room rather than define it.

"The decisions that deserve the most thought are the ones you'll be living with every day and that are much harder to change, whether that's your flooring, wall colour, shutters or larger furniture.

"Once those key elements are in place, the rest of the room tends to come together much more naturally," she explains. "Rather than trying to make every item work independently, you're making decisions that support an established direction, which makes the whole process feel far less overwhelming. It also creates a more cohesive finish, as every layer of the room is building on the choices you've already made, rather than competing with them."

4. Trust the experts – less is more

If, like me, you have countless Pinterest boards filled with interior design inspiration, it's no wonder that you may start a project feeling the effects of decision fatigue – without having even yet made a decision.

It's why experts will always take a less is more approach, and it's why you should trust in it.

"We always curate the options rather than presenting an endless range," says Sophie Chapman. "Two or three well-considered choices are usually far more useful than 20 similar ones."

Emily Newmarch takes up the reins, telling us, "as designers, our role is often to reduce the number of decisions rather than add to them. Instead of presenting endless options, we narrow down the choices based on the client’s brief, lifestyle, budget and the architecture of the home. Too much choice can slow a project down and make people second-guess themselves."

Katerina Tchevytchalova, director at K’Arte Design is even firmer in her process, believing that two options is enough for her clients.

"Option number one being what I believe is the best solution, and then option two in case they reject my initial proposal." Why only two? "I feel that this is exactly why clients hire interior designers," she says. "To eliminate endless choice of options and give them guidance to the best solution."

5. Don't be too influenced by others

"One of the easiest ways to lose confidence in a decorating project is by trying to recreate rooms you've seen elsewhere," says Lisa O'Hanlon.

"Every home has different proportions, lighting and ways of living, so what works beautifully in one property won't always translate into another. Focusing on how you want your own space to function and feel helps you make decisions that are much more personal, rather than chasing someone else's idea of the perfect room.

"Once you've narrowed your shortlist down, the most valuable thing you can do is stop searching and start comparing them in the space itself," she advises.

"It's amazing how different a paint colour, fabric or finish can look once it's in your home rather than on a phone screen or in a showroom. Natural light changes throughout the day, existing furniture influences how colours are perceived, and the overall size of a room can completely alter the feel of a material or finish," she continues.

"Taking the time to live with a few samples for a day or two often gives homeowners far more confidence than continuing to scroll through endless alternatives online," says Lisa, "because you're making a decision based on your own home rather than somebody else's."

FAQs

Does the size of project make a difference when it comes to decision fatigue?

If you were feeling smug about the smaller nature of your project, assuming you won't get decision fatigue, I'm afraid to say you shouldn't sit back on your laurels just yet.

Size really is irrelevant when it comes to decision fatigue – and in fact smaller projects may induce even more overwhelm as a result of the desire to get the best out of your budget.

"I think smaller projects can actually end up being more problematic," confirms Katerina Tchevytchalova. "With large projects there is usually more budget and more time to make the decisions, whereas in smaller projects the clients tend to overthink every decision."

And, it's the same according to our other experts as well. I must admit, although I'd initially assumed it was larger projects that were the main cause of decision fatigue, in hindsight, I've experienced it regardless of the job in hand.

While extending a listed building was a big project, and one where it got to the point that some days I could barely decide if I wanted another coffee, let alone which colour bathroom tiles to choose, it's even reared his head during a recent small hallway makeover when I couldn't decide how many shelves to have in my shoe storage.

So why is it that size isn't really relevant?

“Large renovations naturally involve more decisions, but smaller projects can be just as difficult because every choice is highly visible," explains Sophie Chapman. "In a compact kitchen or small bathroom, for example, a relatively small number of materials and fittings may need to work especially hard together.

"Problems also often arise when a project appears simple at the outset, so the same level of planning is not applied," she adds.

It's the same on kitchen-related projects too, confirms Emily Newmarch. "Decision fatigue is more common on larger renovations because there are more moving parts, but smaller projects can be just as difficult.

"In a small kitchen for example, every decision matters because there is less room for compromise. A sink in the wrong position, a kitchen island that is too large, or a storage choice that does not suit the way the homeowner cooks can have a big impact."

How do experts avoid decision fatigue?

Given you may have your own decision fatigue issues, it's fair to wonder if professionals struggle with the same feelings when designing other people's projects – including yours.

It seems it's the same sense of structure that help them avoid it.

“A strong design concept provides a framework for every later decision. We also make decisions in the right sequence," says Sophie Chapman. "The layout, building services and fixed joinery need to be resolved before decorative details, as each stage informs the next.

"Samples, drawings and mock-ups are also helpful," she adds, "because they allow several elements to be reviewed together rather than relying on isolated product images.”

Of course, there's also experience and expertise that mean while you may be making the decisions for the first time, it's second nature to them.

"Years of working with materials and suppliers mean many decisions become instinctive," confirms Katerina Tchevytchalova, telling us, "I rely on proven combinations, trusted manufacturers and an understanding of proportion and balance, rather than starting with a blank canvas every time."

I would also add to this list, the fact they don't have an emotional attachment to the project as one of the reasons why they don't experience decision fatigue in the same way as a homeowner.

What caused me sleepless nights was the worry of making a wrong decision and having to look at it every day. I did, of course, make some, and had to live with them, but without that fear, decision-making becomes more logical than personal.

Katerina Tchevytchalova shares her final piece of advice if you feel decision fatigue is starting to creep into your project.

"One situation we see quite often is clients continuing to browse social media after key selections have already been approved. They discover a new kitchen trend, tile or light fitting halfway through the build and begin questioning earlier decisions.

"I therefore always encourage clients to trust the design direction they've invested time in developing rather than chasing every new interior design trend that appears online," she states.

Something that Lisa O'Hanlon also supports. "We've seen homeowners delay projects for months because they're waiting to feel one hundred per cent certain about every choice. The reality is that homes are designed to evolve over time. Accessories can be updated, furniture can be moved and walls can always be repainted.

"Sometimes the best thing you can do is trust the decisions you've already made and enjoy living in the space you've created."

Words I'd heed, as if you don't, you could end up ricocheting out of decision fatigue into another common syndrome referred to as 'fear of being outdated' or FOBO. Combine the two and you'll undoubtedly experience delays that could have been avoided if you define your path, and stick to it.

Most self-builders expect the early design discussions to revolve around architectural styling, internal layouts or even energy efficiency. Few expect detailed conversations about toilet flush volumes, bath capacities or the flow rate of a shower. But these are the sort of questions that need to be resolved to comply with Building Regulations and Approved Document G.

Without understanding its requirements you’ll risk choosing bathrooms and kitchen fittings that fail to satisfy the standards. And if the penny doesn’t drop until they’re fitted, changing specifications can become both costly and frustrating.

In reality, Approved Document G is quite easy to satisfy, provided it is considered at the outset of a project. Understanding what it covers, when it applies and how compliance is assessed will all help to avoid unnecessary surprises when it comes to final approval.

What exactly is Approved Document G?

At first glance, Approved Document G (often referred to as Part G), appears to be little more than a plumbing standard. In reality, it has a much wider influence on the design of a new home and how it will work. As an approved document it sets out pre-approved methods of compliance for sanitation, water efficiency, hot water safety and washing facilities, affecting everything from the specification of sanitaryware and hot water cylinders, to the calculations needed before Building Control will sign the project off.

Part G is typically one of the least discussed part of the Building Regs and as a result, probably the least understood. This isn’t because it's particularly complicated, but because most homeowners don't realise its importance and how it influences early stage design decisions.

Approved Document G is formally titled Sanitation, Hot Water Safety and Water Efficiency. Not exactly a snappy title, and more importantly doesn't convey its influence on a modern home.

The document is divided into six main areas covering the supply of water, water efficiency, sanitary conveniences such as WCs, washing facilities and bathrooms, as well as food preparation areas, kitchen sinks, and the safe production and storage of hot water. The overall intention is to ensure that a home is hygienic, safe to use and makes sensible use of one of our most valuable natural resources.

Although self-builders tend to think of Part G as something for plumbers, most of the important decisions are actually made much earlier by the architect, building designer and building services engineers. By the time the plumber starts, many of the key compliance decisions should already have been made.

The importance of water efficiency calculations

The part of Approved Document G that generates the greatest number of questions is the water efficiency requirement for new dwellings.

Every new home must normally be designed to limit predicted water consumption to no more than 125 litres per person per day. In parts of the country where water scarcity is a concern, local authorities have adopted tighter planning policies to typically reduce the requirement to 110 litres.

The calculation isn't based on measuring how much water you actually use, so you don’t need to worry that the tap will suddenly stop. Instead, it predicts likely consumption using a standard methodology based on every water-using appliance that’s installed in the property. This includes toilets, taps, showers, baths and even appliances such as washing machines and dishwashers. If rainwater harvesting or grey water recycling systems are incorporated, these can improve the overall result.

In practice, the water efficiency calculation is a similar design tool to SAP calculations, with the aim of having a positive influence on the efficiency of our homes.

Approved Document G and hot water safety

Approved Document G contains a host of important requirements for hot water safety. Stored hot water is commonly maintained at temperatures of around 60°C to minimise the risk of Legionella. However, water stored at this temperature can cause injury by scalding, so thermostatic or blending valves are required for baths in new homes.

These blend the hot and cold water before it reaches the tap, allowing the cylinder to remain hot whilst delivering water at a much safer temperature.

Part G also governs unvented hot water storage systems. Because these cylinders operate under mains pressure, they require safety devices to control pressure and safely discharge water if a fault occur. The standards are specific, so installation and commissioning is best undertaken by suitably qualified and competent installer.

How to comply with Approved Document G

Small choices can have surprisingly large consequences

A common misconception is that choosing bathroom fittings is largely an aesthetic decision. A rainfall shower with a very high flow rate might sound luxurious, but if it is installed in a new build property, it could consume a significant proportion of the water consumption target. Even decisions like opting for a WC with a larger flush volume rather than a dual-flush model will have implications that collectively could push the calculation beyond the permitted limit.

The last thing you want is to fit a beautifully designed bathroom that ultimately fails the final sign off when the building control officer checks the fittings against the original water efficiency calculation. The result will undoubtedly involve more work, and possibly fitting a different bathroom that’s not now quite so beautiful.

Fortunately these problems aren’t that difficult to solve, provided compliance is understood at the design stage, and upgrades aren’t made without fully checking their consumption levels.

Don’t think about Part G in isolation

As with most other Approved Documents, Part G overlaps with other parts of the regulations. Its relationship with Approved Document L is perhaps the most obvious, as reducing hot water consumption also reduces the energy needed to heat it, helping to improve the overall energy efficiency.

Bathroom ventilation falls under Approved Document F, whilst drainage design is covered by Approved Document H. Accessibility requirements in bathrooms are addressed by Approved Document M, and electrical installations around showers and bathrooms fall within Approved Document P. It can be all rather confusing.

Fortunately, competent designers will consider all of these documents together, rather than treating each independently. In practice, moving a bathroom may affect drainage gradients, ventilation routes, electrical zoning, accessibility and water efficiency calculations, so it's best to always check the design implications before making changes.

Does Part G apply to every project?

The simple answer is no. For a new build home, or a new dwelling created from a conversion, the requirements of Part G apply in full.

Extensions are slightly different. If you're simply adding extra accommodation to an existing home, you won't normally need to demonstrate compliance with the 125-litre water efficiency target. However, any new sanitary accommodation, kitchens, or hot water systems will still need to comply with the relevant sections of Part G.

Bathroom refurbishments are different again. If you're replacing an existing bathroom within an existing house, you won't have to complete a whole-house water efficiency assessment as Building Regulations acknowledges that bringing an older property up to current standards isn't always practical.

However, all new work should still comply with relevant parts of Part G, such as safety standards. For example, replacing an old vented cylinder with an unvented system requires modern safety requirements.

How compliance is checked

Unlike some aspects of the Building Regulations, Part G isn't assessed during a single inspection. Compliance starts in the design stage when product specifications are chosen. Water efficiency calculations are normally prepared, and once construction is underway, Building Control will inspect the plumbing installations.

At the end of the project they'll ask for supporting documentation confirming that the installed products achieve the water usage set out by the water efficiency calculation. If an unvented cylinder has been installed, they’ll also ask for commissioning certificates. As you’d probably expect, changing products without updating the supporting calculations can therefore become a compliance issue at completion.

Responsibility for Part G is shared

There isn’t a specialist Part G consultant as such and responsibility is generally shared across the design team, and ultimately the trades on site.

The principal designer will normally coordinate compliance and the water efficiency calculation is often produced by either the SAP assessor, energy consultant or building services designer, depending on who’s in the hot seat.

Ultimately, responsibility rests with whoever is carrying out the work on site. For self-build projects, and especially those being self-managed, it’s a good idea to ensure that everyone is working from the same specification and that product choices comply with the assumptions made in the water usage calculation.

Will Approved Document G change any time soon?

Whilst the core requirements of Approved Document G haven't changed much in recent years, water efficiency is becoming increasingly important.

Population growth, climate change and increasing pressure on water resources mean that we should expect tighter consumption targets in the future. Greater emphasis will therefore fall on the efficiency of sanitaryware, leak reduction and use of alternative water sources such as rainwater harvesting and greywater recycling.

Approved Document G isn’t the regulation that excites most self-builders as there aren’t any cutting-edge technologies to fantasise about. However, there are quite a few traps that could catch people out if they aren’t fully considered early in the design process.

From a self-builder's point of view, my advice is simple. Know that there are requirements but be confident that a competent design and construction team will take care of them.

And before splashing out on a lovely spa bath, the size of a small swimming pool, check the water efficiency calculation, otherwise you’ll find building control asking uncomfortable questions, just when you want to move in.

A redundant police office in Hurstpierpoint, West Sussex, is being offered as a ready-made redevelopment opportunity for self builders and renovators.

The freehold site already has approval in place for a detached two-storey self-build home, removing one of the biggest barriers associated with small development plots.

The project is currently listed on Plotfinder alongside other self-build opportunities available across the UK.

What is the plot and what was it used for?

The building plot currently contains a former single-storey Sussex Police office that was previously used for neighbourhood policing operations, before becoming surplus to requirements.

Unlike larger former police stations, the building was not designed as a custody facility, and instead was operated as a smaller administrative base for local policing activity.

The existing structure occupies a modest infill-style plot, making it more suited to replacement redevelopment than large-scale conversion.

What planning permission has been approved?

Planning permission was granted for the demolition of the existing police office, and construction of a detached two-storey, two-bedroom dwelling.

Obtaining approval to redevelop former police buildings can often be difficult due to concerns around parking, site access, neighbouring properties and the suitability of changing public-service buildings into residential use.

The fact that this plot already has approved permission in place removes a significant level of uncertainty for buyers, and avoids the lengthy planning process that many self builders face when purchasing undeveloped land.

How can you buy the plot?

The freehold site is currently being marketed with a guide price of offers in excess of £175,000.

Because planning consent has already been secured, buyers can focus on demolition, build costs and project timelines rather than preparing a fresh planning application from scratch.

The listing is available through Plotfinder, which features development land, conversion opportunities and self-build plots currently for sale across the UK.

A rural workshop conversion project with planning permission for three homes has been listed for sale in Devon for £375,000.

The site, near the village of Bradworthy close to the Cornwall border, includes a substantial steel-framed building and more than 1.5 acres of surrounding land.

The building plot is listed on Plotfinder, where buyers can view additional details about the site, planning history and development potential.

What the plot includes

The site includes a detached steel-framed workshop building with olive green profiled metal cladding, a pitched roof and an internal footprint of around 1,625 sq ft.

Set within a sizeable yard extending to approximately 1.53 acres, the plot also features extensive hardstanding, level ground and surrounding mature tree lines that provide privacy and screening.

The level hardstanding could be used for parking, storage or additional outdoor space alongside the approved homes.

What the plans are for

Full planning permission has already been granted for the building to be converted into three contemporary residential dwellings.

The approved scheme would see the existing structure transformed into three separate homes arranged across two floors, each designed with three bedrooms alongside open-plan living and dining spaces.

Planning records also show a certificate of lawful development for a barn conversion was secured earlier this year.

How to buy the abandoned plot

With permission already granted for three homes, the £375,000 site is ready for a buyer to take the project forward.

The listing states that mains electricity and water connections are available nearby, perfect for those looking to start work on their project immediately.

Further information, images and planning details can also be viewed through the plot’s listing on Plotfinder, where you can find all the information you need before buying the plot.

It now costs £76,000 more to build an average home than it did in 2020, according to new research from the Home Builders Federation (HBF).

The report says a wave of new taxes, levies and regulations introduced over recent years is behind the rise, affecting multiple stages of the building process from planning through to completion.

We look at what government mandates specifically are being blamed on the rising homebuilding costs and what recommendations are made to reduce the burden on homebuilders.

How much have homebuilding costs risen?

The HBF’s The Viability Crunch report estimates that £76,000 has been added to the cost of building an average new home since 2020.

It says this is equivalent to more than 20% of the average new home value of £365,000.

The increase is made up of:

• Over £37,000 from materials and labour inflation
• Around £23,000 from regulatory costs
• Over £7,000 from taxes and levies
• Around £7,000 from site-specific requirements such as environmental mitigation measures

What taxes, levies and regulations are being blamed?

The report points to a series of policy changes introduced since 2020 as key drivers of higher costs.

These include the Building Safety Levy, due to come into force in 2026, which will apply to all new homes. It also highlights the rising Landfill Tax, higher Section 106 contributions for local infrastructure, and the introduction of Biodiversity Net Gain rules that require developers to deliver environmental improvements or purchase credits.

It further points to the Future Homes Standard, which will require higher energy-efficiency standards, including low-carbon heating systems, alongside wider building regulation changes covering water efficiency, accessibility, digital connectivity and EV charging infrastructure.

The report says these measures are adding substantial new cost layers on top of construction inflation.

How are these changes affecting delivery?

The report says the combined impact of rising costs and regulation is making more housing schemes difficult to deliver.

It highlights that environmental requirements can be difficult to meet on-site, while off-site solutions such as biodiversity credits are often limited and expensive. It also points to increasing regulatory complexity across multiple standards, which adds both cost and delay to projects.

As a result, it warns more sites are failing viability assessments, reducing the number of homes that can realistically be built.

Industry warning for the government

The Home Builders Federation is calling for a review of the combined impact of taxes, levies and regulations introduced since 2020.

It is urging Government to pause further cost-adding measures and reassess existing policies, including the Building Safety Levy and Landfill Tax increases.

HBF chief executive Neil Jefferson said: “While the industry supports the ambition behind some of these policies, there has been little consideration of their combined impact. The fact that house completions have remained slow clearly shows that planning reform alone is not enough and that other pressures are at play.”

He added: “If Government wants the private sector to deliver, it must create the right conditions for it to do so. Without urgent action to review and reduce the overall cost burden, the delivery of both private and affordable homes will remain at risk.”

A one-acre former workshop site on the edge of Marham with a varied past including use as part of a military gym and later an engineering premises has been given outline planning permission for potential homebuilders.

The scheme allows for four self-build homes, opening the door to a small, design-led development in a village setting.

With the site now vacant following the closure of its previous business use, it presents a rare consented opportunity for individual builders or small-scale developers looking for a project in a well-connected Norfolk location.

What the plot includes

The plot extends to approximately one acre and comprises a cleared former commercial yard with workshop buildings that are expected to be demolished as part of the approved redevelopment.

It was most recently used for engineering and fabrication before becoming vacant. The freehold site is offered with vacant possession and benefits from established road access on the edge of the village.

Mains water and electricity are connected, including single and three-phase supply, while drainage is currently managed via a private system within the site boundary.

What the planning permission allows

Outline planning permission has been granted for the demolition of the existing buildings and the construction of four self-build homes.

The approval establishes the principle of residential development, with detailed matters such as design, layout and appearance to be agreed through subsequent applications.

The planning permission effectively enables a small-scale custom-build scheme, providing flexibility for individually designed homes within the approved development framework.

How the plot is being brought to market

The site is being offered at a guide price of £480,000 and is available freehold with planning already in place, positioning it for self-builders or small developers seeking a consented opportunity.

If you are looking to take on the opportunity then all the details on the site can be found on Plotfinder.

Interested parties are advised to review the outline permission and make direct enquiries via the listing agent for full technical and legal documentation before proceeding.

London housebuilding has fallen to levels described by industry figures as having “collapsed,” with reported starts at just 5,891 in 2025 – around 94% below the city’s housing target.

Senior industry voices argue this reflects a structural breakdown rather than a cyclical slowdown, with one describing the situation as a “systemic failure.”

The combination of weak demand, regulatory friction, and viability constraints is increasingly being cited as the core driver of the shortfall in the number of houses built.

Industry warning – 'collapsed' delivery

Senior construction and policy figures have issued stark warnings about the scale of London’s housing slowdown.

As Saul Humphrey, Senior Vice President at the Chartered Institute of Building, put it: “London housebuilding has collapsed. Not slowed. Not softened. Collapsed.”

He added that reported starts of 5,891 homes in 2025 represent a 94% shortfall against target, arguing: “This isn’t a demand problem. It’s a systemic failure.”

His assessment frames the issue as structural, where projects fail to proceed because they no longer “stack up” financially, leading to stalled supply and worsening affordability pressures.

Delivery collapse and structural pressures

Industry commentary increasingly links the slowdown to a breakdown in viability conditions across the capital.

As Saul Humphrey warned: “When schemes don’t stack up, they don’t get built. When they don’t get built, supply collapses. When supply collapses, affordability becomes fiction.”

He described London as a “canary in the coal mine” for urban housing delivery, questioning whether high-density, low-carbon development remains viable under current conditions.

Jon Neale, Director at Montagu Evans, noted that: “The main issue is the lack of buyer demand or confidence… this is backed up by analysis which shows that 25% of all homes built over the past year remain unsold, the highest since the GFC.”

The broader concern is that even as policy demands higher standards in safety, embodied carbon reduction, and affordability, the economics of delivery are weakening to the point where fewer schemes proceed at all.

Building safety, planning friction and market stress

Recent analysis from Montagu Evans’ Residential Land Survey highlights multiple overlapping constraints, such as the Building Safety Act, affecting London development.

The report notes that in 2025: “Work started on just 7,480 homes in the capital… well below both the 10-year average of around 15,000 and the London Plan estimate of annual housing need of 80,000 units.”

It also identifies shifting constraints, including affordability pressures, planning delays, and regulatory costs, with developers previously citing: “Many high-rise projects were held up at ‘Gateway 2’, unable to start work until the Building Safety Executive had given the nod.”

However, the report suggests the binding constraint has shifted more recently toward weak buyer demand and affordability, with unsold stock reaching elevated levels.

Market shift and falling confidence

Industry data also points to changing demand patterns and developer behaviour.

The Montagu Evans survey highlights that:

• Around 25% of homes built over the past year remain unsold, the highest level since the global financial crisis
• Developers are increasingly pivoting away from high-rise schemes toward lower-rise and suburban development
• Flat values have underperformed compared with houses, with long-term divergence in pricing trends

This has reinforced concerns that London’s traditional high-density development model is becoming harder to sustain financially, even as overall housing need remains acute.

Taken together, industry voices and recent research suggest London’s housing slowdown is not driven by a single factor, but by a combination of weak demand, viability constraints, and regulatory friction - producing a system where fewer schemes proceed from planning to construction, and fewer homes are ultimately delivered.

Tangled hedges, an abandoned vintage car, and a blank canvas of overgrown land – this £310,000 plot in Sennen, Cornwall, hides the potential for two self-build homes with sweeping sea views.

From the ground level, the Atlantic stretches out across Sennen Cove, hinting at the spectacular vistas any future properties could enjoy.

While previous planning permission has lapsed, the site, which is available on Plotfinder, offers a rare chance to imagine a redevelopment on one of Cornwall’s most scenic corners.

What the plot includes

The plot covers roughly 0.15 acres and previously supported plans for two 2–3 bedroom detached dwellings.

One end of the site contains underground tanks that have been filled and certified, while another section includes overgrowth and the remains of a vintage car.

The site also provides parking and outside space, with sea views across Sennen Cove visible from ground level.

Planning history and potential

Outline planning permission for the construction of two detached homes was granted under reference PA22/03169 but has since lapsed. Plans from the application are available online via Cornwall Council’s planning portal.

While the previous approval shows that redevelopment has been considered, any future development would require a new planning application, assessed against current local policies.

The site lies within an Area of Outstanding Natural Beauty, which may influence the scope and design of future proposals.

How to buy the plot

The building plot is currently listed for £310,000 and is being offered as a single parcel of land. Interested buyers would need to make enquiries through the Plotfinder website to arrange viewings or request further details.

Prospective purchasers should also review the previous planning application and consider seeking professional advice on the likelihood of securing new permission before proceeding.

A new small-scale custom-build development has been announced in White Colne, Essex, giving buyers the chance to create their own home on one of five serviced plots.

Brambles Yard allows purchasers to personalise internal layouts and finishes while following a managed build process.

The development has been designed to reflect the character of the surrounding rural setting and incorporates traditional Essex architectural features.

What the development includes

Brambles Yard comprises five homes arranged around a landscaped courtyard, keeping the development low-density and in harmony with its rural surroundings. Each plot comes serviced, and buyers can tailor the interiors to their preferences.

A spokesperson for Custom Build Homes, developers responsible for the project, said: “Brambles Yard has been carefully designed to sit comfortably within its rural context. Our aim is to provide high-quality homes that reflect local character, while giving buyers meaningful flexibility. Smaller custom-build developments like this allow for individual design expression without the disruption often associated with larger estate-style construction.”

The homes take cues from traditional Essex agricultural buildings, using dark timber cladding, simple pitched-roof forms, and landscaping to complement the surrounding countryside.

How the custom-build model works

Unlike typical speculative developments, Brambles Yard follows a custom-build approach. Buyers reserve a plot and work within an approved design framework to personalise their home’s internal layout and finishes.

Groundworks and foundations are delivered under a fixed-price package, after which buyers can appoint their own contractor or agree on a managed build solution.

According to a spokesperson: “Smaller custom-build developments like this allow for individual design expression without the disruption often associated with larger estate-style construction. Our aim is to provide high-quality homes that reflect local character while giving buyers meaningful flexibility.”

This model sits between full self-build and traditional developer housing, giving buyers control while providing a structured process.

How to reserve a plot

Plots at Brambles Yard, from Custom Build Homes, are available for reservation, with construction expected to start once early interest and plot reservations are confirmed.

The spokesperson commented: “Brambles Yard has been carefully designed to sit comfortably within its rural context. Our aim is to provide high-quality homes that reflect local character, while giving buyers meaningful flexibility.”

Interested buyers can reserve individual plots and progress through the custom-build process, securing a serviced plot and tailoring their home within the approved design framework.

A rare chance has emerged in Oxfordshire to turn a section of a 22-acre site into five homes, with three former poultry barns already granted Class Q rights for conversion.

Priced at £425,000 on Plotfinder, the plot includes around one acre of land, with neighbouring land also available, giving flexibility for expansion.

The size of the site and pre-approved conversion make it one of the few development opportunities of this kind in a rural setting and in this part of the country.

What the plot includes

The site is divided into three parcels:

• Parcel 1: Single barn with 5 acres – £600,000
• Parcel 2: Single barn with 7 acres – £660,000
• Parcel 3: Three barns with 1 acre – £425,000 (further land available)

Combined, the parcels cover 22 acres if purchased together. The barns are former poultry houses, structurally intact, and positioned directly off Faringdon Road in Stanford in the Vale. Mains services are understood to be available nearby. The site can be acquired as individual parcels or in its entirety, providing flexibility for different uses.

Approval to create five homes

Parcel 3 has prior approval under Class Q permitted development (Vale of White Horse District Council, Ref P24/V0488/N4B), allowing the conversion of the three former poultry barns into a total of five homes.

The application was determined on 27th February 2024, and prior approval was granted on 11th November 2024, therefore new owners will still have permission to complete the works.

The approval allows adaptation of the existing structures while maintaining their footprint and complying with structural and regulatory standards, including transport access and building requirements. Any changes beyond the scope of Class Q would require a separate full planning application.

How to buy the plot

The parcels are offered on a freehold basis by private treaty, subject to contract.

Interested parties should go onto the Plotfinder website to enquire with the local branch to obtain detailed information about the parcels and the process for acquiring either individual parcels or the entire 22-acre site.

Any Community Infrastructure Levy (CIL) liability or Section 106 contributions must be paid by the purchaser, and the prior approval is subject to conditions that must be discharged before any conversion work begins.

Anyone who has been researching energy efficiency for their new home will have become used to the term ‘fabric first,’ as this is still very much the best method for achieving high energy efficiency levels.

When it comes to zero bills, the less energy you need, the easier it is to draw it all from renewables and remove your reliance on the pay-for grid. But, is this achievable by retrofitting an existing home?

If you are building a new home from scratch, the goal of achieving a very high performance fabric is a little less complex, as you're not dealing with an existing structure that is complicated, unknown and very often expensive to treat.

But, when renovating, it's often trickier. That said, once you have treated the fabric of the home as best as you can, that is when you can get an energy requirement calculation and determine which technologies are best suited to delivering comfort to the home, and how close to ‘zero’ you can actually get.

What does zero energy bills really mean?

Zero bills can be defined in a number of ways. Having absolutely no direct running costs may be the initial understanding of the term, and it is true to say that if we put enough solar panels and batteries on a home then we could potentially have a home that had zero bills.

However, the capital cost would be very high, so the question is, should this calculation also include replacement cost of equipment, as this would then require the home to generate an income that was sufficient to cover capital replacement?

The more common use of the term zero bills has usually involved some form of offset. This can be referred to as ‘Net Zero’. The home generates enough energy to cover its use in a fixed period, which is usually a year. The generation will be greater in summer, and the use is greater in winter, but on average they cancel each other out. This can be calculated on an energy used basis, or on a financial cost basis.

It's also common to hear of performance targets such as Passivhaus in relation to Net Zero or zero bills. These are much more achievable on a new build. The retrofit equivalent of Passivhaus is EnerPHit which has certain details that are different, due to the fact that some things simply cannot feasibly be achieved on an existing building.

EnerPHit is however still a very high standard, and as such many homeowners do not set the bar that high, due to budget, average home prices in the street, or simply due to the disruption and expected project duration. It is nonetheless important to know where the bar is being set.

Achieving zero energy bills in an existing home

Energy use is simple to calculate. If you use 10000kWh per year then you need to generate 10000kWh per year. Some purists say that if you use this calculation method you should generate around 20% more than you use to account for grid losses.

However, when we look at the financial cost, things get a bit more open to context. Zero bills in this context is often referred to as ‘cost neutral’ or ‘cost positive’ depending on if you generated more income than your energy bills cost.

Historically, the Feed in Tariff for energy generated on solar photovoltaic panels was many times higher than the actual cost per unit of imported electricity. Therefore the early adopters were earning around £2,200 a year tax free, when their annual energy bills were only around £1,200. This was cost positive.

But, because energy prices rose a lot quicker than inflation, and generation income revenue rates tumbled, it soon became the case that the generation income did not cover the cost of the energy bills. It then became more important for homeowners to find ways of using less energy in the home by insulating, draught-proofing and turning appliances and heating off, or down, when not required.

It also became very important to use any energy generated at the time it was generated. Careful consideration of energy management in the home became increasingly important.

Appliances such as washing machines, tumble dryers and dishwashers that could be set up to automatically operate during the day, are now standard for better managed homes. Battery storage systems have become more popular, especially as installation costs fall. The uptake of electric vehicles has also meant that excess energy generation can be stored in the vehicle battery.

All of these technologies, including the increased installation of heat pumps, are based on electricity. The collective term being used for all the electric based products being installed on our homes is ‘electro-tech’ and by deploying smart electro-tech into our homes, the management of energy use becomes easier.

How energy companies are encouraging zero bills

Octopus Energy has embraced the zero energy drive and launched – Octopus Energy Zero Bills Homes. With this scheme, the energy use of your home is calculated and the scheme will guarantee you have no bills for 10 years providing you install solar PV, solar battery storage, an air source heat pump and use an electric vehicle and let them manage it.

This is currently available on certain new build properties with various terms and conditions and fair use policies but Octopus Energy is planning to roll it out to include retrofitting in existing homes too.

I can only see this growing and other energy companies following suit. It’s the way homes are being developed now. We no longer fit industrial infrastructure to houses. We instead manage the homes as complete energy systems, which includes changing how, and when, we use energy.

In my view, zero bills is not a pipe-dream, it's real and it’s happening now. It is however easier to achieve if you have lower energy use to start with. The lower your energy use, the smaller your electro-tech, and therefore the lower your capital costs and the better your return on investment.

Achieving zero bills is not difficult, making it pay for itself though, requires careful planning and managed work.

To start your journey towards a zero energy bills life, you'll need to firstly understand how to work out your energy needs and choose the right renewables. Then, make sure you understand the key fabric first factors such as the best types of home insulation to ensure your home isn't leaking heat before you start.

If you're creating a new structural opening in your home, whether through building an extension or creating a more open-plan interior, you'll likely hear the term RSJ costs.

An RSJ (rolled steel joist) is a steel beam that is essential to the structural integrity of your home. Designed to support any load from above – be this wall, ceiling or another storey – it has an I or H-shaped cross section.

However, unlike some elements of your build, where you can estimate costs online, looking for RSJ costs on the internet is certainly not the advised route to take. While it's easy to assume you know the length of the opening and can therefore find a beam that fits, it's a far more complex calculation that can lead to serious consequences if you get it wrong.

What is the correct term for an RSJ?

In case you're wondering if this article applies to you when your builder or architect discuss steel beams, it's worth understanding that despite "RSJ" being a popular term in the trade, it's not actually the correct one.

"Many homeowners still refer to steel beams as “RSJs”, but while the term is widely used, it’s actually outdated," explains James Atkinson, associate at Design4Structures. "In the industry, beams are now more accurately referred to as Universal Beams (UBs), Universal Columns (UCs) or hollow sections, depending on their shape and structural performance."

If this was news to you, as it was me, then don't worry, you'll still likely hear all three acronyms being used, so just be sure whoever is pricing them up understands what it is you need.

What factors influence RSJ costs?

While it's easy to head to a builder's merchant and get prices for other building materials used in ceilings and walls, such as timber and types of plasterboard – most of which will be priced based on size, why can't you do the same with RSJ costs once you know the length and width of beam that you need?

Dave Bendon, founder and director of D.Bendon Construction explains.

"If you are removing a load-bearing wall, opening up, or creating a new structural opening that needs an RSJ to bear the load from above, you will need the involvement of a building inspector and a structural engineer," he explains.

"The calculations are complex and not something even an experienced DIYer can work out," he warns. "While an experienced or competent builder may get a feel for what's needed, it's never something you should specify without professional involvement."

"Sizing a steel beam is not a matter of approximation," agrees James Atkinson. "When a wall is removed, the loads it was carrying - from floors, roofs or walls above, must be safely redirected. That requires proper structural calculations, an understanding of how loads travel through a building (known as load paths), and compliance with Building Regulations and current design codes.

"The beam must not only be strong enough to carry the weight, but also stable and suitable for the wider structure of the property," he continues. "It’s about ensuring long-term safety and performance, not just making the opening work on day one."

"Several key factors influence the size of a steel beam. The most obvious is what it is supporting," expands James. "A heavy masonry wall or additional storey generates far greater load than a lightweight timber floor. The span, meaning the clear distance the beam must bridge without support, is also critical. Generally, the longer the span, the larger or deeper the beam required.

"Strength is only part of the equation though," he warns. "Beams must also be checked for serviceability, in other words, how much they will bend (deflection) and whether vibration could be noticeable. Even if a beam won’t fail structurally, excessive movement can lead to cracked plaster, uneven floors or long-term maintenance issues.

"In UK domestic projects, the most commonly used sections are Universal Beams (UBs), which are deeper and efficient at reducing deflections; Universal Columns (UCs), which are more compact in depth and can sometimes sit within a floor zone; and closed Rectangular or Square Hollow Sections (RHS and SHS), which perform better where twisting forces may occur," James says. "Each has advantages depending on the structural demands and practical constraints of the space."

What impacts RSJ costs the most?

"Span and load are usually the primary cost drivers," explains James. "As a general rule, the longer the beam and the more weight it needs to support, the larger and heavier the section required, which increases material cost.

"However, other constraints can influence price. If the beam must fit within a restricted depth, for example, to achieve a flush ceiling, a heavier or alternative section may be needed, increasing cost.

"Fabrication requirements, such as welded plates, stiffeners or connection details to support floors and walls, also add to the overall price. Availability is another factor," he adds, "as standard stock sections are typically more economical than uncommon or bespoke sizes.

"Ultimately, the most cost-effective solution is one that balances structural performance, practicality and buildability from the outset," says James.

Additional build costs

However, it's not just an RSJ cost that you need to account for when pricing up this element of the build.

"There are also all the additional works that need to take place to install the RSJ," explains Dave Bendon. "These include, but aren't limited to, the opening up of the wall, padstones for the RSJ to sit on, the labour involved to get the beam in place and then the reinstatement of the wall around the new RSJ."

Add to this structural engineer fees and the potential cost of an independent building inspector, and your RSJ costs will be far more than just the cost of manufacturing steel.

Having experienced RSJ installation myself when renovating and extending, I can also vouch for the fact that it can be a labour and machinery intensive job, often requiring a crane to hoist the beams into place. All of which can see costs escalate.

Or, like me, you may need extra hands on deck when the RSJs are installed. On two occasions when I needed them, there wasn't sufficient access for a crane, so it involved an army of strong welshmen to get them into place. A nerve-wrecking experience I don't think any of us were keen to repeat again.

The breadth of RSJ costs

In order to explain why it's impossible to give accurate figures for RSJ costs without understanding all of the calculation, experienced quantity surveyor Tim Phillips says as the breadth of pricing can vary so much, it's impossible to put an average price per metre on the cost of an RSJ.

"You can expect to pay anything from £100 to £300 per metre for the steel, between £500 to £2,000 for labour, and as the install increases in complexity, you could end up with the cost of a single RSJ reaching £5,000," says Tim.

The lesson? Don't rely on prices online that haven't been calculated using structural engineer calculations, building inspector involvement and the advice of an experienced builder who has installed them before.

RSJ online calculators — Yes or no?

So what of the online RSJ cost calculators you may have seen during your research into how much an extension costs, or even how much a house costs. Are these an accurate representation of RSJ costs?

"Online calculators can appear helpful because they simplify the process," says James Atkinson, "however, they typically only consider basic inputs such as span and assumed loads. Structural alterations are rarely that straightforward.

"Removing a wall affects more than just the opening. The supporting walls must be capable of taking new concentrated loads. The foundations beneath them must be suitable for the revised load paths. The overall stability of the building must not be compromised," he expands.

"Connections and detailing also play a significant role. These wider considerations cannot be properly assessed by a simple online tool. Relying solely on a calculator, without a full structural review, introduces unnecessary risk."

It's simply not a risk worth taking, agrees Dave Bendon. "Installing the wrong RSJ is a safety hazard, and if you don't follow the recommended advice for getting the beams calculated correctly, you could find yourself facing problems with your house insurance if something does go wrong in the future and you need to make a claim."

If you're planning on knocking down internal walls, it always pays to get professionals involved. Or, if you're thinking about adding, rather than removing walls, find out when a internal stud or solid wall is the better option, and how to build a stud wall with a door.

Value engineering (VE) is a frequently misunderstood term. Many homeowners instantly associate the phrase with taking shortcuts, lowering specifications or sacrificing quality in order to save money.

Value engineering is actually about making smart, well-informed decisions that guarantee every pound invested on a self-build or renovation yields the highest potential return – whether that return is better performance, more affordable operating costs, longer lifespan or higher resale value.

To help you fully understand the concept of value engineering, I will define it in the context of residential building from new-build, extension and renovation perspectives. I’ll also discuss when it should be used, and explain how it can safeguard your home’s long-term market value.

What is value engineering?

Value engineering is a methodical process that examines the relationship between cost, function and performance in order to improve overall value. The goal is to make sure that your money is used as efficiently as possible to produce the intended results, not just to save on the cost of building a house or extension.

In the context of building, this refers to determining whether a particular design element, material or specification actually provides a proportionate gain. Value has been enhanced if the same work can be accomplished for less money, or with greater performance for a comparable price.

When value engineering is done properly, it can lead to modifications that the homeowner won’t notice once the project is finished, but that have saved them money due to the use of simpler building methods, more suitable specifications or a stronger connection between the aim of design and buildability.

Why is value engineering important in the current climate?

Value engineering is now more important than ever for self-builders and renovators dealing with rising material costs, lack of available labour and increasingly constrained household budgets.

In order to control project costs, lower risks and allocate funds where they are most needed, it is important to proactively shape the specification and design from the beginning, rather than ‘firefighting’ cost overruns later in the project, to the detriment of your design dreams.

Cost cutting vs value engineering – what's the difference?

Cost-cutting and value engineering vary significantly.

Cost-cutting measures are usually implemented after a project has already exceeded its budget and are frequently reactive and immediate, often due to the fact that a quantity surveyor wasn’t engaged at the outset to provide early cost advice. Sometimes with little thought given to the long-term effects, it may entail eliminating features, downgrading materials or narrowing the scope.

Value engineering, on the other hand, is thoughtful and proactive. It seeks to reduce unnecessary costs from the outset, while preserving or improving the performance, durability and quality.

When should value engineering happen?

Value engineering works best when implemented early in the design stage, ideally after preliminary concepts have been created, but before the technical drawings are finished.

The basic form, layout and building method can still be changed at this point without leading to additional design fees or delays. The project team can then test concepts, such as building layout, structural methodology, material selections and specification requirements, while maintaining flexibility by implementing value engineering throughout the concept or evolving design stage.

At this point in the process, changes are typically simpler and faster to implement, and less expensive than doing so further down the line.

The chance to create value diminishes once a project moves on to detailed design, preparing tender documents or construction. Late-stage value engineering frequently turns into reactive cost-cutting, which raises the possibility of poor-quality work and additional variation costs from your builder, as well as potential programme delays or difficult client-project team relations.

Who should be involved with value engineering?

Value engineering is most effective when done in collaboration. When it comes to investigating different forms, layouts and materials, getting the input of architects, designers and other professionals is crucial.

A quantity surveyor can offer whole-life cost analysis, cost benchmarking and unbiased guidance on where the funds are being used efficiently and inefficiently. They can also use their professional expertise to bring the project back on track by analysing the original specifications and seeking cost-effective alternatives. This is particularly useful at the early design stage.

Additionally, finding a builder who can contribute important real-world knowledge about labour efficiency, buildability and scheduling is ideal, so it’s worth discussing value engineering with them too.

To keep your self-build budget on track, early engagement between the homeowner, architect and quantity surveyor yields the best results for the majority of projects, with builder participation beginning once the design direction has been decided.

Key areas to use value engineering

Value engineering can provide significant advantages in a number of residential project areas without compromising quality.

1. Building layout
One of the most important areas is building layout and complexity. In general, building simple shapes is less expensive than building complex ones. Significant material, labour and programme reductions can result from eliminating superfluous corners, structural gymnastics or irregular roof shape choices.

2: Structural approach
Another potential area for bringing in value engineering is the structural approach of the project. For example, efficiency can be increased without sacrificing usable space by rationalising spans, minimising steelwork, where feasible, or utilising standard structural techniques.

3. Material choices
Material selection is an area that is frequently misunderstood. Value engineering involves choosing materials that are suitable for their purpose and location, rather than just the cheapest ones.

For instance, investing in durable materials in heavy-wear zones frequently produces superior long-term results, whereas specifying high-end finishes in low-impact regions may offer little practical value.

4. Avoiding overspecification
It’s crucial to avoid overspecification, too. Specifying commercial-grade equipment or goods that surpass the requirements of a household project will incur unnecessary costs. Instead of being implemented by default, heating systems, glazing performance, finishes and smart technologies should be customised to the building’s specific needs.

5: Standardisation
Repetition and standardisation also create value. Consistent door styles, window proportions and details make installation and procurement easier and save risk as well as money.

Knowing where to spend and where to save on your project is key to keeping costs in check.

Is value engineering different on new-builds and extensions?

All project categories adhere to the same value engineering principles, although the level of control and flexibility varies greatly. As the project begins with a blank canvas, self-builds typically present more opportunities for value engineering. It is simpler to match design aspirations with financial constraints when layouts, structure and specifications can be optimised early on in the process.

This is in contrast to extensions and renovating a house, which introduce new limitations. Options may be restricted by current structures, services, planning barriers and unforeseen factors.

However, because of the increased potential of cost increases on these projects, value engineering is perhaps even more crucial. In this type of project, value engineering frequently concentrates on prioritisation. It’s crucial to determine where improvements will yield quantifiable benefits, where current features can be retained and where changes actually offer value. To prevent false economies or unforeseen expenditure later on, having surveys done and gaining early cost advice from a quantity surveyor are necessary.

What are the most common mistakes when value engineering?

The idea that value engineering is only necessary when a project is already over budget is one of the most widespread misconceptions. In reality, delaying things until this point frequently results in reactive compromises rather than productive modifications.

Cutting costs in the wrong places is another common error. For example, cutting back on building fabric, insulation, airtightness or structure can compromise performance and raise operating costs. These components are not good candidates for cost reduction because they are costly and difficult to upgrade in the future.

Additionally, a lot of homeowners undervalue the significance of expert advice. False savings may arise from making decisions based only on upfront costs without considering the ramifications for longevity, maintenance or the property’s resale value.

Lastly, value engineering is often thought of as a one-time task, whereas in reality it should be a continuous way of thinking throughout the design and procurement process, with ongoing assessment about whether choices are still worthwhile as new information becomes available.

An increasingly significant component of value engineering is whole-life cost. The greatest places to spend money are frequently altered by taking into account not just the cost of construction, but also the cost of upkeep, energy consumption and replacement over time.

Efficiency of the programme also matters. Even if the construction costs are the same, shorter build timelines can lower preliminary work, finance costs and disruption, all of which add to the ultimate value and can stop a build going over budget.

Effective value engineering comes down to making well-informed decisions. When done correctly, it enables homeowners to create or renovate homes that are not only reasonably priced to build, but also effective to operate, durable to maintain and long-lasting.

It can yield substantial savings without changing a project’s overarching vision, and in many circumstances, it can even improve the final result.

The chance to build a home on the site of a working blacksmith’s forge does not come along often.

A workshop that has produced bespoke wrought iron gates, railings and features for more than 40 years is now being offered as a £250,000 self-build opportunity.

Instead of renovating the industrial building, buyers would have the option to replace it entirely with a new house designed for modern living.

What the home includes

The property is currently a functioning forge known for handcrafted ironwork supplied to homes and public spaces.

Plans previously approved for the site proposed demolishing the workshop and constructing a three-storey house. The design included two double bedrooms, two bathrooms, a sitting room or snug, a study, and an open-plan kitchen and living area leading to a roof terrace.

Architectural details were intended to reference the building’s industrial character, reflecting its four decades as a centre of craftsmanship.

Planning permission and what it means

Planning permission under reference 21/00285/FULLS was granted for the demolition of the existing forge and construction of a self-build home.

Although that consent has now expired, the detailed plans remain publicly available through the local planning portal and outline exactly what was previously approved.

Any future development would require a new application, but the earlier approval establishes that the principle of replacing the workshop with a residential property has already been accepted. This gives prospective buyers a clear framework for the site's redevelopment.

How can you buy the plot

The plot is listed at £250,000 and is available to view on PlotFinder, where further information and images can be found.

Planning documents can also be accessed via the local authority planning portal using the reference number provided.

The sale presents an opportunity to clear a long-running blacksmith’s workshop and build a new home on a site shaped by more than four decades of ironwork production.

The Office for Budget Responsibility has cast serious doubt on the government’s housing ambitions, forecasting that housebuilding will fall significantly before any recovery later in the decade.

Despite Rachel Reeves insisting in her Spring Statement that the government’s economic plan is working, no new housing measures were announced.

Industry figures say the forecast confirms that planning reform alone will not deliver 300,000 homes a year and that a slowdown is now effectively locked in.

What the OBR said

In its latest forecast, the OBR said net additions to the UK housing stock will fall from an average of 260,000 a year in the early 2020s to a low of 220,000 in 2026-27, as weaker housing starts work their way through the system.

While supply is expected to recover to just over 305,000 by 2030-31, the watchdog was clear that the impact of planning reforms “has yet to meaningfully materialise in outturn.”

Cumulative net additions between 2025-26 and 2029-30 are forecast at 1.3 million – only around 30,000 higher than expected in November – suggesting little short-term acceleration despite government reforms.

This will mean the second consecutive year of missing housing targets with the government building just 62% of homes in their first year in power.

House price inflation is projected to average just over 2.5% across the forecast period, broadly in line with earnings growth, with mortgage rates on existing loans expected to average 4.5%.

What Rachel Reeves said — and what was missing

In her Spring Statement, Reeves argued that the government’s economic plan was “the right one in a more uncertain world,” pointing to falling inflation, reduced borrowing and rising investment.

However, there were no new housing interventions, no additional funding for delivery, and no further measures aimed at accelerating supply beyond previously announced planning reforms.

The absence of fresh policy comes despite the government’s stated ambition of delivering 300,000 homes a year - a figure that now appears totally out of reach in the near term based on the OBR’s projections.

What those in the housing sector have said

Reaction to the Spring Statement was not expected to be positive with "dire" warnings being given prior to Reeves's announcement, and this turned out to be true as reaction has been broadly negative.

Adrian Plant, Director of SOWN, the shared ownership division of LRG, said: “We were not expecting a raft of new housing measures today, so the absence of fresh support is no surprise. However, this is an admission that annual housing targets cannot be met. Planning reform is not a quick fix - the hard work of turning policy into local plans, permissions and completions takes time.”

Lawrence Turner, Director of Boyer (part of LRG), added: “The OBR expects housing delivery to fall to around 220,000 homes in 2026/27 before rising to just over 305,000 by the end of the decade. This demonstrates that last year’s planning reforms won’t have an instant impact. Reform on paper is one thing, delivering it at local level is another.”

Brian Berry, Chief Executive of the Federation of Master Builders, commented: “Today’s Spring Statement was a missed opportunity to deliver the decisive action the construction industry urgently needs. Without clear policy detail, long-term funding and a plan to support SMEs, warm words do not translate into real jobs or homes.”

Collectively, these voices underline that while the Spring Statement emphasised economic stability, it failed to provide actionable measures to tackle the housing slowdown flagged by the OBR, leaving delivery dependent on future reforms actually being implemented at local level.

The UK’s building sector has issued a stark warning ahead of the Spring Statement, saying trading conditions are now on a par with – or worse than – the aftermath of the 2008 financial crash.

Industry leaders say rising insolvencies, falling sales and fragile confidence threaten Labour’s flagship pledge to deliver 1.5 million homes during this Parliament.

With the Chancellor expected to prioritise growth and housing, attention is turning to whether policy will help build houses or hinder the sector even further.

BMF: 'Trading conditions 'worse than 2008'

The Builders Merchants Federation (BMF) says the construction supply chain is experiencing one of its toughest periods in decades.

In the past 12 months alone, 24 BMF members, representing £242 million in turnover and more than 1,000 jobs, have entered insolvency, with a further five firms going into administration. The Federation says the number of failures in 2025 is almost equal to the combined total of the previous four years.

Latest figures from the Builders Merchant Building Index (BMBI) show like-for-like sales values fell 2.5% in December compared with the same month in 2024, underscoring weakening demand across both new build and repair, maintenance and improvement (RMI) markets.

BMF chief executive John Newcomb said there are “no green shoots on the horizon” and warned that ministers are delivering rhetoric but not the practical measures needed to stimulate activity. Regional chairs across England and Scotland echoed the concerns, describing confidence as “extremely fragile” and the slowdown as more subtle - and potentially more dangerous – than the 2008 crash.

Labour shortage threatens delivery

Alongside weakening demand, workforce capacity is emerging as a critical constraint.

According to industry forecasts, the UK requires more than 200,000 additional construction workers over the next five years to meet projected housing need. However, apprenticeship starts and completions remain well below required levels.

Fix Radio presenter Clive Holland warned that the apprenticeship pipeline “simply isn’t scaling fast enough”. Evidence submitted to Parliament by the Federation of Master Builders shows construction SMEs train around two-thirds of apprentices, with micro-businesses alone responsible for nearly half.

Yet SMEs – once responsible for around 40% of new homes but now delivering closer to 10% – are facing mounting viability pressures from planning delays, rising costs and late payments.

Fix Radio’s audience insight suggests many trades are already operating at full stretch, regularly turning away work due to labour shortages and subcontractor availability, pointing to a supply-side constraint rather than a lack of demand.

The 1.5m homes target under scrutiny

At the centre of the debate is Labour’s commitment to build 1.5 million homes in England over the course of this Parliament – an average of roughly 300,000 homes per year.

Latest official completions data show annual housing output remains below that level, meaning delivery would need to accelerate significantly to meet the pledge. Industry leaders argue that without faster planning reform, buyer incentives and support for SME builders, the target risks becoming “a headline rather than a delivery plan”.

While the Government has signalled reforms to streamline planning permission applications and unlock land, supply chain leaders say equal attention must be paid to labour supply, SME viability and material production - particularly given that more than 75% of building materials are manufactured in the UK.

What could the Spring Statement deliver?

With the Spring Statement expected to focus heavily on growth, the construction sector is calling for:

• Incentives for first-time buyers to stimulate transactions
• Accelerated planning reform
• Measures to ease SME cash flow and late payment pressures
• Apprenticeship and skills funding reform
• Certainty around taxation and employment costs

There is speculation that the Chancellor could announce targeted housing stimulus or planning delivery measures, though industry leaders caution that incremental adjustments will not be enough to shift sentiment.

As one regional chair put it, construction is “the sector that does the heavy lifting for the UK economy”. If the Spring Statement fails to restore confidence across the supply chain, the warning from builders’ merchants is clear, the 1.5 million homes ambition will be increasingly difficult to realise.

A cleared plot on Coast Road in Pevensey Bay has come to market for £450,000, offering buyers the opportunity to build a new home directly on the beachfront.

A three-bedroom detached bungalow previously occupied the land with a separate garage, but there is now no habitable dwelling in place.

Now highlighted on the Plotfinder website, the site represents a straightforward self-build proposition, buy the land, secure the necessary planning approval, and design a home that makes the most of its uninterrupted sea views.

A blank canvas

The building plot sits directly on the beachfront, with open views across the English Channel. While there is no standing structure, the fact that a bungalow previously occupied the land confirms established residential use.

Any new dwelling would require planning permission, but a replacement home of a similar scale may serve as a starting point for discussions with the local authority. Buyers could choose to pursue a comparable single-storey design or submit proposals for something different, subject to approval.

With the site already cleared, the focus would shift immediately to design, surveys and planning rather than removal works.

What building here would involve

Developing the land would mean commissioning architectural plans, undertaking ground investigations and submitting a planning application.

Coastal locations can bring additional considerations, including exposure to weather and site-specific environmental factors.

Utilities are not currently connected, so water, drainage and electricity would need to be installed as part of the construction process.

How to purchase the plot

Because there is no structure in place, buyers would not face the cost of demolition or disposing of existing materials - expenses that can add significantly to redevelopment budgets. Nor would there be the uncertainty of uncovering structural issues mid-project.

The plot is being marketed freehold through the Plotfinder website at £450,000. As with any self-build, prospective purchasers would need to carry out legal checks, review planning history and assess the total build costs before proceeding.

For those looking to construct a home from scratch on the seafront, the site offers a straightforward starting point: cleared land, established past residential use, and the scope to submit fresh plans for a new property overlooking the water.

Whenever someone asks me how much extra it costs to build an eco home, I usually pause before answering. Not because I’m avoiding the question, but because the honest answer is “it depends”.

Eco homes sit on a broad spectrum, from sensible fabric-first approaches intended to reduce energy bills, right through to full Passivhaus certification, where every junction and air change is measured and verified.

Having built projects across that spectrum, what I can say is that building an eco home is rarely about one big expensive decision. It’s a series of choices that nudge the budget up in some places, pull it back down in others, and fundamentally change how the building performs over its lifetime.

The eco premium and where it comes from

Compared to standard new build costs, designed only to scrape through building regulations, an eco home will usually cost somewhere between 5% and 20% more to construct. It’s a wide range driven by the vast range of options, ranging from a house with thicker insulation, better windows and a heat pump, to a fully certified Passivhaus, with exceptionally low airtightness, minimal thermal bridging and full of certified products guaranteed to deliver an exceptional performance.

The biggest driver of cost is the building fabric itself. Eco homes depend on insulation and airtightness to do most of the heavy lifting. This means thicker walls, deeper roofs and floors, and much better-performing windows and doors. None of these tend to be individually shocking in terms of cost, but together they add up.

Triple glazing costs, for example, are noticeably more expensive than standard double glazing, and anything that’s certified to achieve a particularly exceptional performance can cost several times more than a basic component.

Airtightness is another area where costs creep in. Achieving low levels of air leakage requires careful detailing, specialist tapes, membranes and more time on site. This isn’t something you can rush or leave as an afterthought, and the key is to ensure that trades understand what they’re building, and why it matters. On projects where airtightness is managed from day one, with well thought through design, the cost impact is manageable. Where it’s treated as an afterthought, it quickly becomes difficult and very expensive.

Once you build an airtight home, home ventilation becomes essential. Mechanical Ventilation with Heat Recovery (MVHR), is the go to solution for most eco homes. These systems aren’t cheap, but they are efficient and highly effective. Ductwork needs space, coordination and the system as a whole requires careful commissioning. Cutting corners can save money but tends to bite back later, either through noise, poor airflow, or systems that simply don’t perform.

Renewable technologies are another common feature of eco homes. In recent years, solar PV has come down significantly in price and is now one of the most cost-effective upgrades you can make. Heat pumps, whether air source or ground source, are still more expensive than gas boilers, but with the support of government grants they’re now the mainstream option to heat a new home.

What really influences the final cost

One of the biggest influences on cost is the build route you choose. Adding eco features to a traditional masonry build is perfectly possible, but it can be the hardest way to achieve very high performance. You’re often fighting against standard details and traditional building practices, that will add labour cost and risk.

Timber frame and SIPs systems tend to lend themselves more naturally to eco construction. They’re inherently airtight, quick to erect and well suited to high levels of insulation. The material cost can be higher, but the speed on site often balances this out by reducing labour and site running costs. As a weather resilient build system, along with shorter build programmes, building with timber can also reduce exposure to weather related delays.

At the top end of the eco spectrum sits the Passivhaus standard. Achieving it typically adds 10 – 25% to build costs, depending on design and location. The rewards are an exceptionally low energy demand and a very stable internal environment, but it’s not a standard to opt for lightly. It requires commitment from the entire design and build team, and a client who understands that precision matters. For some projects it makes perfect sense, but for others, a near-Passive approach without formal certification offers the best balance of cost and performance.

Architectural complexity has a large impact on the cost of building an eco home as well. Simple, compact architectural forms are cheaper to build, and easier to insulate and seal. Every corner, junction and roofline creates complexity and the potential of heat loss. From an eco perspective, a straightforward shape isn’t just cheaper, it’s better.

Location also plays its part in the cost to build. Labour costs vary across the UK, and specialist manufacturers of high performance build systems, or specialist installers of MVHR or heat pumps can be in short supply and more expensive. This in turn will push prices up, so it’s worth checking availability early, something you can do by visiting one of our Homebuilding & Renovating self build shows and speaking to installers.

The long-term financial picture and why it matters

However, while upfront cost is only part of the story, and often the part that gets the most attention, where eco homes really start to justify themselves is in their running costs. A well designed eco home can reduce energy bills by up to 90% compared to an older, poorly insulated property. Even against a modern standard new build, compliant with current regs, the difference can be substantial.

I’ve built houses where the annual heating bill is less than £100 per year, which fundamentally changes how people feel about their homes. As a result of the highly tuned design and attention to detail throughout the build phase, there’s no hesitation about turning the heating on, and no nasty surprises when the energy bill lands. That peace of mind has a value that’s hard to quantify, and quite often the reason why people build eco.

There’s also an increasing link between energy efficiency and property values. Homes with low running costs and strong EPC ratings tend to be more attractive to buyers, particularly as energy prices remain volatile. Some lenders now offer green mortgages, with preferential rates for highly efficient homes, reflecting the lower risk offered by a well-built, energy efficient home.

Maintenance is another area where eco homes can look financially attractive. Managing moisture movement through airtight construction, and avoiding complex heating systems with lots of moving parts, all contribute to lower running costs. This doesn’t mean that eco homes are maintenance-free, but they’re often more predictable and forgiving over time.

Budgeting properly and avoiding nasty surprises

Because eco homes are more technical with tighter tolerances, it’s sensible to carry a larger contingency than a straightforward build. I usually advise between 10% – 15% to help cover the cost leakage that comes with specific detailing and higher quality standards. Where unfamiliar construction methods are involved, the contingency should be increased, especially where trades are unfamiliar with what they’re building.

Incentives and grants can help, but shouldn’t be relied on to make the numbers stack up. Schemes change regularly, and eligibility criteria can be frustratingly specific. At the moment, support for renewable technologies such as heat pumps through the Boiler Upgrade Scheme can make a meaningful contribution, but it’s best treated as a bonus, just in case the scheme is withdrawn.

The most cost-effective eco homes I’ve built aren’t the ones with the longest list of eco technologies. They’re the ones where the basics are done exceptionally well. A well insulated, airtight house with sensible glazing and a simple heating system will usually cost less and outperform a more complex house that relies on bolt-on technology to compensate for a weak building fabric.

There’s no escaping the fact that building an eco home will cost more than a standard building regs compliant house, but not always as much as people fear. When you focus on high quality architectural design that delivers a fabric first approach, without having to compensate with expensive eco technologies, there’s no reason for the eco premium to become unaffordable.

Wondering what the design of an eco home could look like? Be inspired by these real-life eco homes, and take a look at some of the latest green home innovations you could consider for your self build or home renovation project.

In the quiet hamlet of Trevarrick, just over a mile from Gorran Churchtown and close to Gorran Haven, a rarely available residential development site has come to market.

Set within rolling countryside and surrounded by protected landscapes, the plot already has full planning permission for three self-build, detached homes.

Opportunities of this scale and setting are hard to come by in Cornwall, and Plotfinder has highlighted this secluded site as one that will attract serious interest from those looking to build in a sought-after coastal location.

What has planning permission been granted for

Planning permission was approved by Cornwall Council in July 2024 for the construction of three detached homes.

The scheme comprises two three-bedroom properties of around 135 square metres each, alongside a larger four-bedroom house extending to approximately 165 square metres.

The consent replaces a previous Class Q approval and sets out the scale and positioning of each dwelling. Access will be taken from the highway, with shared arrangements in place, and the scheme includes garages and private gardens for all three homes.

Contemporary designs with modern materials

The approved houses feature a contemporary architectural approach, combining natural stone and timber cladding with zinc roofs.

Solar PV panels are included in the plans, bringing a future-focused element of efficiency to the rural setting.

Internally, the homes are designed with large open-plan kitchens, living and dining areas, alongside utility rooms and cloakrooms. The larger four-bedroom property will also benefit from an additional sitting room.

How to find out more

The freehold site is being marketed at £450,000, with further information and planning documents available through the Plotfinder website.

For self-builders seeking a coastal Cornwall project with planning already secured, full details can be accessed via Plotfinder, which lists thousands of building plots and development opportunities across the UK.

Phil and Lisa Nelmes believed they were finally set to build their dream home after securing planning permission in January 2023 from Tewkesbury Borough Council.

Having spent tens of thousands of pounds and with work already underway, the couple were stunned when council officers issued a temporary stop notice on the build in Twigworth last year. This stop notice effectively withdrew planning permission and forced construction to a halt.

The notice has left the family in limbo while they wait for clarity on whether the project can ever continue.

Why the stop notice was served

Although permission had been granted for the single dwelling on Tewkesbury Road, council officials later determined that the plans did not correctly show the existing highway layout – a critical detail when considering how vehicles would exit onto the busy A38.

They said this error could result in unsafe access, and legal advice led them to issue a temporary stop notice until the situation could be clarified.

A spokesperson for Tewkesbury Borough Council explained: “While planning permission was granted for a new dwelling, it came to light after works started that the applicants submitted plans that did not correctly show the layout of the existing highway, and as a result the proposal would result in an unsafe access onto the busy A38.”

This notice effectively freezes all construction and withdraws the planning permission until the council is satisfied the concerns are rectified.

Meanwhile, the couple claim highways officials had given them assurances that the access to the property was safe.

Homeowners say: 'We’ve been left in limbo'

The family say they were shocked by the stop notice, especially after approval had already been given. Mrs Nelmes said: “A mistake has been made somewhere along the lines. Not due to us… We put in planning permission and everything else and we are the ones paying the price.”

Mr Nelmes also defended the safety of the access, pointing to the response from Gloucestershire Highways, who had previously not objected to the design on safety grounds. “The authority responsible for highways have said they are happy with the visibility and it is safe,” he said. “They still said yes, it’s okay… then they put a 56‑day temporary stop notice.”

The couple say they have already invested tens of thousands of pounds into the build, reaching up to damp‑proof course level before the stop order was served.

What happens next

Council officers have visited the site multiple times to assess the access, but the temporary stop notice remains in force.

The Nelmes family are now waiting to see if amended plans or legal clarifications will allow construction to resume, or if they will need to revise their approved drawings to satisfy the council’s concerns.

A council spokesperson noted that meetings have taken place with the couple to discuss next steps, but offered no specific timeline for when work might be allowed to continue.

At this stage, the case represents a planning stalemate as permission exists, but implementation is blocked until the stop notice issue is resolved.

Swift bricks will become a mandatory feature of new buildings in Scotland under legislation passed by the Scottish Parliament.

The move aims to tackle the sharp decline in cavity-nesting birds such as swifts, whose populations have fallen dramatically as modern buildings eliminate traditional nesting spaces.

We look at how the decision could affect future planning permissions, construction costs, and whether homeowners will be expected to factor in any other wildlife protections when building a new house.

The £30 solution to a growing crisis

The requirement for swift bricks was included as an amendment to the Natural Environment (Scotland) Bill, proposed by Scottish Green MSP Mark Ruskell.

The law states that nesting spaces for swifts and other cavity-nesting birds must be included in new developments “where reasonably practicable and appropriate”.

Swift bricks are hollow bricks that allow birds such as swifts, sparrows, and starlings to nest safely inside walls. They are designed to integrate seamlessly with construction and do not affect structural integrity.

The amendment will now enter a 12-month consultation period to determine exactly how it will be applied in building regulations, including technical standards and placement requirements. For homeowners planning self-builds or extensions, this period will clarify what is legally required.

Shop swift bricks from Amazon

What it means for homeowners and builders

For those planning new homes or extensions, the change could influence planning applications and building costs – though officials stress the impact is minimal.

Ruskell described the policy as a low-cost, long-term intervention that embeds nature recovery into everyday construction. “The solution to this is incredibly simple – it is literally a brick with a hole in it and costs around £30, and once it’s built in, it’s there for decades,” he said.

According to Ruskell: “It doesn’t block housebuilding, it doesn’t add red tape, and it doesn’t push up costs in any meaningful way. It just makes sure that when we build new homes and workplaces, we leave space for wildlife too.”

The Scottish Government is expected to provide guidance on installation, placement, and compliance as part of building standards. While the law applies to new homes, there is no current requirement for existing homeowners to retrofit swift bricks, though conservation groups encourage voluntary installation where possible.

Gillian Martin, Scottish Government Minister responsible for the Bill, said: “This iconic species was once a very common sight across Scotland, particularly in urban areas, but they are under threat, declining by 60% since 1995… I welcome suggestions of practical ways to help protect this important species and improve biodiversity.”

Wider context and UK comparison

The Scottish move comes as swift bricks for all new homes are expected, although crucially not required in all homes in England, a move which was criticised by campaigners.

Carl Bunnage, the RSPB’s head of nature policy in England, said: “Widespread nature-friendly building design hasn’t and won’t be achieved merely through guidance that can be ignored. The Planning and Infrastructure Bill was a golden opportunity for the UK Government to put nature at the heart of the system. Instead, even though costing peanuts to deliver, it chose to prioritise developers’ profits over the wellbeing of people and nature.”

Environmental campaigners, such as Karl Toomey, a UK environmental commentator, welcomed the change, saying it should be done in all UK homes. He said: “It’s a beautifully simple solution that costs almost nothing but creates vital habitat for declining species.”

Wildlife writer Sandra Schmidt also added, “For birds who have been quietly losing their homes, this is a big moment. By making [swift bricks] mandatory, Scotland is proving that protecting wildlife does not have to be complicated.”

For homeowners, self-builders, and developers, the legislation signals a shift as future planning permissions and building designs will increasingly consider wildlife, making biodiversity a practical part of construction rather than an afterthought.

The UK government has announced a £10.5 billion plan intended to strengthen flood defences and protect almost 900,000 properties.

The strategy includes changes to planning rules and building standards that are expected to restrict building houses in flood zones and designing homes that are flood-proof.

Officials say the aim is to improve coordination between national and local authorities and support communities at risk of flooding. We break down exactly what is proposed in the government's plans.

Funding and national strategy

The funding, scheduled to run until 2036, will support flood and coastal erosion management projects across England.

According to Rt Hon Emma Reynolds MP, Secretary of State for Environment, Food and Rural Affairs, 151 schemes have already been delivered since the start of the government’s current term.

The plan also includes £30 million for coastal adaptation pilots in East Riding, Norfolk, and Suffolk, which will explore property relocation, adaptation of community buildings, and early warning systems.

The Environment Agency is reviewing its statutory Flood and Coastal Erosion Risk Management (FCERM) Strategy, which sets out national priorities and defines what constitutes “good” flood resilience. Risk management authorities are legally required to act in line with this strategy.

Planning and building standards

The government has highlighted updates to the National Planning Policy Framework, which now requires sustainable drainage systems (SuDS) in all new developments with drainage implications.

New national standards aim to provide consistent design and implementation across the country. The revised guidance also emphasises avoiding development in areas at high flood risk and ensuring any necessary development does not increase flood risk elsewhere.

“The revised strategy provides a framework for consistent flood resilience standards and clarifies the responsibilities of different authorities,” Reynolds wrote in a letter to MPs.

Consultations are also underway on legislative changes to address unadopted estates and ensure better management of drainage systems, including SuDS, on private developments.

What funding will be given?

Local authorities receive funding through the Local Government Finance Settlement to support flood risk management, but most of this funding is not ring-fenced, leaving decisions about allocation to local discretion.

The Environment Agency provides mapping, modelling, and forecasting support, including a Rapid Flood Guidance service for surface water flooding.

A Flood Resilience Taskforce action group is set to review community engagement and flood reporting, with updates expected in March and a final report in June 2026. The initiative also includes workforce development through the STREAM programme to improve skills in flood management among local authorities and other risk management organisations.

The strategy outlines long-term investment and policy changes intended to strengthen flood resilience. It sets new expectations for planning, building regulations, and local authority engagement, but implementation will require coordination across multiple agencies and local areas.

Rochelle and Marvin Humes have given fans their first update in over two years on the construction of the “forever home” they’re building after selling their previous north London house.

The couple shared clips on Instagram showing the structure taking shape, from brickwork and plaster to glimpses of design meetings with architects, as they take major steps towards building their own house.

The couple captioned the update: “Things are starting to happen… our dream of building a new build that feels like it’s been there forever is starting to take shape…”

Where the build stands now

In the recent Instagram posts, Rochelle shows the house progressing from foundations and exposed interiors toward a more defined structure, including walls, large windows and the basic shell ready for interior work.

The videos also feature the couple walking through different areas of the house and hints of the spacious layout, garden and architectural details. Rochelle emphasised this, by saying “this is where the fun really begins…” as she shared more glimpses of their new lifetime home.

Design and planning insights

Alongside structural footage, Rochelle and Marvin share snippets of meetings with architects and designers too, though only brief views of plans and conversations are revealed.

The couple is clearly involved in decisions about the home’s look and feel, aiming for a design that feels timeless yet personal.

Rochelle has previously said they want the build to “feel like it’s been there forever,” suggesting a classic aesthetic rather than a stark modern box.

The long road to 'forever'

The Humes announced the build in 2023 after receiving an unexpected offer on their previous £3.3 million north London home and choosing a plot in an area they love.

They moved into a rental nearby while the project – their first true from-scratch home build – has been underway, with completion anticipated sometime in 2026.

They’ve shared updates via social media, keeping fans intrigued about their family’s future home journey, with replies already excited about the project with responses ranging from "Already looks amazing!! And how do you look so fabulous even when dealing with building a house" to "This is going to be epic".

Many also voiced how they were looking forward to seeing how the project develops.

UK housebuilder Taylor Wimpey has warned that demand for new homes remains “muted,” even as affordability improvements and planning reforms gather pace.

The company reported higher completions in 2025 but expects lower profit margins and a smaller order book in 2026, signalling caution for the sector.

That outlook comes amid broader signs of subdued buyer activity across the UK housing market, which is causing developers to question whether building new homes is profitable enough.

Muted demand and what it means

Taylor Wimpey completed 11,229 homes in 2025, including 2,220 affordable units, and saw average house prices rise to around £374,000.

Yet CEO Jennie Daly said: "While affordability is slowly improving, demand continues to be muted, particularly among the important first‑time buyer category, which will constrain overall sector output.”

Market surveys back this up as the Royal Institution of Chartered Surveyors (RICS) reported continued weak buyer enquiries in late 2025, even as some sentiment indicators improved, suggesting that activity remains below long‑term norms.

Financial pressures and weaker margins

Despite a “solid performance” in completions and revenue in 2025, Taylor Wimpey has signalled that operating profit margins are set to fall further in 2026.

Its order book value declined to around £1.86 billion from nearly £2 billion last year, and slower bulk‑sale pricing has compounded margin pressure.

Shares in the firm fell sharply in early trading after the warning, reflecting investor concern over the weaker prospects for near‑term profitability in the housebuilding sector.

Rising construction costs and higher interest rates have also contributed to the tighter margins, highlighting the financial pressures facing UK housebuilders this year.

Other developers also concerned

Taylor Wimpey’s cautious outlook isn’t isolated. Other industry players such as Foxtons and Savills have also echoed broader market uncertainty, with estate agents pointing to slower transaction volumes and pre‑budget disruptions last year.

Data from RICS emphasises this broader trend showing that buyer activity remained in negative territory in late 2025, though expectations for modest improvement have risen modestly heading into 2026.

Government planning reforms aim to speed up approvals and boost housing supply, but analysts caution that planning improvements alone will not immediately reverse demand weakness, particularly if affordability constraints persist for first‑time buyers.

James Corden has sold his £8.5 million Oxfordshire property, ending a long-delayed countryside self‑build that never got off the ground.

The actor and presenter bought the estate in 2020 with plans to demolish the existing 1960s house and build a new family home.

Although planning permission was granted in 2023, the project was held up for years as the local council continued to review outstanding Section 106 obligations, and no construction work was ever started.

A self-build project that stalled

Corden purchased the property with the aim of replacing the 1960s house with a modern, self-build home on land of a former Druid site.

His original plans included leisure features such as a swimming pool, sauna, and steam room, though these were later removed during the planning process.

By January 2023, revised plans for a six-bedroom, two-storey house were granted planning permission by Wokingham Borough Council, subject to conditions protecting wildlife, heritage features, and landscaping.

Before the project could legally move forward, the council needed to confirm that all Section 106 obligations were fulfilled, including protections for the ancient stones, woodland management, and drainage measures.

Property left to rot

Even after planning permission was granted, no construction took place, and the property remained unoccupied for years.

Online videos have shown the house in a long-empty state with boarded-up entrances, overgrown gardens, and visible signs of neglect. Local reporting noted that graffiti and broken fixtures are visible.

The Section 106 obligations had not yet been fully signed off by the council, meaning the redevelopment could not legally begin. As a result, the self-build remained stalled despite approved planning, and the property stayed unoccupied while the regulatory review continued.

Sale brings the project to a close

The sale of the estate in early 2026 appears to mark the end of James Corden’s long-planned countryside self-build.

While planning permission existed, the project could not progress because the Section 106 obligations had not been fully discharged. With the house left empty for years and no construction underway, Corden ultimately chose to sell rather than continue with the redevelopment.

This episode highlights how even high-value, well-funded self-build projects can be delayed or abandoned when planning conditions, heritage requirements, and environmental protections take years to resolve.

Nestled on an elevated half-acre plot in North Berwick, this former water reservoir offers a unique chance to create a one-of-a-kind self-build.

Plotfinder has identified this distinctive site, ideal for creating a bespoke architect-designed home that blends modern living with local heritage.

With full planning permission already secured, it’s ready for a visionary architect to bring this remarkable property to life.

What the plot includes

The self-build plot spans half an acre and features a striking circular brick and concrete reservoir, topped with a twelve-sided pitched slate roof-a B-listed structure recognised for its architectural and historical significance.

Enclosed by secure fencing and with gated access, the site offers outstanding privacy. It commands panoramic vistas, stretching to Bass Rock, North Berwick Law, Tantallon Castle, and the rolling hills beyond.

While the land is not yet serviced, quotations for water, drainage, and electricity connections are already available.

Planning permission for 6-bedroom home

Planning permission is in place for a six-bedroom, double-storey house with three reception rooms, designed to complement the original structure while creating a modern, light-filled home.

The approved plans include ground-floor reception rooms that open directly onto gardens through French doors, along with ample parking and a double garage.

Dated April 2020, the still in date planning permission ensures that this historic site can be transformed without compromise, offering both bold architectural vision and respect for its heritage.

How to buy

The land is currently listed for £395,000, representing a rare opportunity for developers, architects, or anyone seeking a distinctive home with character and coastal views.

Interested buyers should contact the vendor’s agent to arrange viewings, request planning documents, or discuss purchase terms.

With its unique combination of history, privacy, and ready-to-build planning, this North Berwick plot is a truly exceptional find for those looking to create a landmark property.

If you find knowing where to start with your home renovation and improvements overwhelming, it's understandable given there are lots of options available to you. Plus, it's even more important if you're renovating to sell at some point in the future.

To help kick start your plans, we asked industry experts what their predictions are for the jobs, features or changes homeowners are prioritising in 2026. After all, understanding what people are prioritising can help you narrow down what you need or want to do in your home.

From elevating flooring, to drilling down into how your home performs, here's what you can expect to see homeowners prioritising in 2026.

1. Zoning will replace open plan layouts

While open plan living was once the most popular layout for homeowners looking to extend, renovate, or even self build, recent years have seen a decline in the appeal of the one-space-suits-all approach.

Whether this was triggered by the realisation that everyone trying to operate in one space during the pandemic was untenable, or the fact we prefer our homes to be sanctuaries full of cosy corners, we now look to broken plan layouts more.

“In 2026 homeowners are prioritising homes that are simpler to run, more comfortable in every season, and more adaptable to changing routines," says Ran Ankory, founder and managing director of Scenario Architecture.

"We are being commissioned for more full house renovations where the brief is not just a new kitchen or a prettier finish, but a genuine upgrade in how the home performs and how it supports day to day life.

“We are seeing a clear shift toward purposeful re-planning of spaces," he continues. "Homeowners want better zoning rather than one vast open space, so the house can shift between family life, focused work, and hosting without feeling cluttered or noisy.

"Families need spaces that can shift throughout the day: school bags and homework after 4pm, cooking and connection in the evening, and calm corners when the house is busy at the weekend," he explains.

It's also a trend that's been noticed by Emily Newmarch, design consultant at Kitchens by Holloways

“We’re seeing homeowners take a more holistic view of their homes, focusing on the flow of entire ground floors rather than just single rooms," she agrees.

But does the requirement for zones, or enclosed rooms mean we will be extending our homes more? Not necessarily says Emily. "People want smarter use of space, meaning often a reconfiguration is just as powerful as an extension.”

Shop room divider solutions to help with zoning

2. Bathrooms are most likely to get a glow-up

When it comes to the room homeowners will prioritise in 2026, according to recent research from Wickes, nearly a third (31%) of us are hoping to tackle a bathroom renovation this year.

So what can you do if this is top of your priorities too? A good place to start is by looking into bathroom trends, as this will partially dictate what you will find to buy for your bathroom. Do you want a wet room or a walk-in shower? Is a freestanding bath your goal, or is a luxury bathroom a must?

Whatever your final specification, make sure you get granular on the details says Grazzie Wilson, creative director at Ca' Pietra.

"It's the detailing that quietly completes a bathroom," she says. "Grout colour for example alters the tone of the design; a gentle, tonal shade allows the tile to settle into the space, while a contrasting line draws attention to pattern or geometry.

"Trims and edge treatments should feel integrated, especially where tiled areas meet painted walls or the adjoining room. In older properties, tiles can complement the architectural language by adjusting the layout or choosing materials that echo the era without feeling pastiche," suggests Grazzie.

Not in need of a bathroom upgrade? It's perhaps no surprise that according to the Wickes survey which questioned 2000 homeowners, 23% of us will instead be looking at a kitchen renovation, 17% at enhancing home storage, while garden landscaping ideas will also be on the cards for 17% of homes.

3. Kitchens will have to work harder and smarter

But, it's not just any kitchen upgrade that homeowners are seeking in 2026 say the experts. In much the same way that we are taking a holistic approach to our overall home improvements, so we are looking at kitchens through a larger lens.

"Clients want kitchens that work harder with walk in pantries, utility rooms and clever storage built in from the start," confirms Ran Ankory. As the most expensive room to renovate in a house, it's perhaps no surprise that we expect the most we can get for our money.

"There’s certainly a strong appetite for multifunctional spaces such as open-plan kitchen-living areas, sculleries, walk-in pantries and utility rooms that double as boot rooms," agrees Emily Newmarch.

"We predict kitchen-led renovations will continue to dominate, and glazing choices that maximise light, such as structural glass or slim-frame sliding doors, will remain extremely popular," adds Emily.

4. Energy efficiency and sustainability take centre stage

"It’s also important to look beyond aesthetics," says Wickes design consultant, Sarah-Jayne Thorne, and it's something homeowners are prioritising in 2026 as well.

"15% of the homeowners we surveyed are looking to embrace smart and energy-efficient upgrades such as smart thermostats and smart lighting offering both comfort and long-term savings," she explains.

However, rising energy bills coupled with changing climate conditions also mean we will need to consider how our homes perform in all weathers.

“Energy and climate resilience are now central to the conversation, and will continue to be so," says Ran Ankory. But, while once mainly about ways of keeping warm, it's no longer the case.

"Clients are also more aware of overheating risk in summer and want upgrades that deliver real comfort, not just new glazing," says Ran.

“In support of this focus on energy efficiency, clients are also choosing sustainable, long-lasting materials and being much more considered with where their money is invested," adds Emily Newmarch.

5. Wave goodbye to boring and bland colours

Despite Pantone revealing Cloud Dancer as its Colour of the Year 2026 – a soft shade of off-white – it's not really in line with other paint trends, or indeed what colours homeowners say they will be using this year.

"With 72% of homeowners rejecting the grey, cream and off-white colour trend, 2026 is all about colour," predicts Sarah-Jayne Thorne.

If you're in agreement with bland colours being old news, Sarah-Jayne suggests, "injecting bold colours and experimenting with popular hues such as olive green, teal, duck egg blue, sage or sunshine yellow to instantly revive your interiors and help create a more personalised look."

6. Flooring is flipped into the spotlight

While ceilings were a focus in 2025, with colour drenching and colour capping drawing our gaze upwards, according to the consumer activity flooring suppliers are seeing in their showrooms, we'll turn it in the opposite direction in 2026.

"Homeowners are becoming increasingly braver with their flooring choices, using it to inject personality and create a sense of individuality," Ian Tomlinson, MD of Chaunceys Timber Flooring tells us.

"We predict they will continue to mix different patterns and formats, pairing herringbone in one room with wide planks in another, or using dark floors as a backdrop to bold wall colours.

"This approach allows flooring to define zones in open plan spaces and bring visual rhythm to a home," he adds, perfectly in-keeping with our architect's prediction that zoned layouts will be integral.

"Patterned layouts are also evolving, with chevron, parquet blocks and custom inlays emerging as exciting ways to make a statement. The floor is no longer a background surface but a key feature that shapes the entire mood of a space," adds Ian.

"Wood drenching, an interior design trend that wraps timber across floors, walls and even ceilings, is also gaining popularity," he says, "showing that flooring is no longer just a backdrop, it’s a playful, expressive element that helps make a home feel personal and truly lived in."

7. Bedrooms will be redesigned as retreats

"It’s been fascinating to see how homeowners’ priorities are evolving as we head into 2026, and the bedroom is really coming into its own as a space people want to get right," says Kate Palmer, creative director at The Painted Furniture Company.

"What we’re noticing is that it’s less about following a specific style and more about creating a true retreat within the home. There’s a real shift toward bedrooms that help you unwind, with richer bedroom colours, natural and earthy palettes, and thoughtful touches that make the space feel really personal.

"People are also rethinking how they use their bedrooms," she continues, "with clever bedroom lighting and cosy nooks that support better sleep and daily routines, and design choices that reflect individual tastes rather than a one‑size‑fits‑all approach.

"Furniture that can be tailored to a person’s lifestyle, customised to fit the space perfectly or painted in colours that bring a sense of warmth really help make a bedroom feel like it belongs to the person living in it.

"It feels like a lovely moment for bedroom design in 2026" Kate concludes, "focusing on wellbeing, warmth and personal expression in a way that makes a big difference to day‑to‑day living."

8. Lighting design will be carefully considered

As we continue to spend more time at home, lighting design will continue to grow in importance in 2026. Long gone are the days of a few spotlights, table lamps and a floor lamp being sufficient. Instead, the impact on how it makes us feel and how it can really make or break a successful scheme will make it an important priority in 2026 home improvements.

"There's no doubt we are seeing an increasing number of homeowners realising the importance in lighting and therefore prioritising it with interior updates in 2026," says James Kendal, operations director at KES Lighting & Home.

"We recommend starting with ensuring each room has a balance of ambient, task and accent lighting. Layering light helps define spaces, create atmosphere and highlight architectural features.

"Replacing a single overhead fitting with a mix of wall lights, table lamps and floor lamps instantly adds depth and warmth," he suggests, "while small updates like upgrading old fittings or adding statement pendants in the kitchen and hallway can make a home feel more refined and contemporary without significant expense.

Kerb appeal also benefits from thoughtful lighting," adds James. "Exterior wall lights or discreet garden lighting can transform how a property looks and feels at night, so don't forget to make this a priority too when making home improvements in 2026."

9. We'll undertake quick DIY projects for easy wins

For those homeowners who don't need to make massive changes, there's also a whole host of quick and easy upgrades you can prioritise in 2026 say the experts. And if we look at the stats from the Wickes survey, there's plenty of DIY projects we will be tackling in order to add more character and individuality to our homes.

"With 92% of Brits seeking quick, affordable ways to make their homes feel new again, an efficient way to do this is to look at storage space," suggest Sarah-Jayne Thorne. "Removing clutter from kitchen work tops for example can really help a space to feel fresh again."

But, if you feel the need for something a little more adventurous, why not be inspired but these other projects homeowners say they will be tackling in 2026:

• Paint the kitchen - 19%
• A garden make-over - 17%
• Create an outdoor entertaining space - 13%
• Install a kitchen island with social seating - 12%
• A spare room makeover - 12%
• Install smart home tech - 12%
• Design a home office space - 7%
• Build a home library - 6%
• Build an outdoor kitchen - 4%
• Add a cocktail bar or beer tap - 3%

Looking to achieve something more substantial with your home improvement plans in 2026? Start by using this advice from Ran Ankory to see what and where you need to make changes.

“Our starting point is always the client’s living scenarios. When you understand who wakes first, where bags land, how cooking and homework overlap, and where you want to retreat, the home’s layout becomes seamless and intuitive.”

And, if this reveals you actually need to add more rooms to your home, take a look at the different types of loft conversion to see if this could provide you with a solution. Or, for more living space, if your kitchen is already functioning as you need, why not think about a living room extension idea instead?

If you’re building your own home, the money side of things can be as stressful as the actual building. The choices feel endless, and everything seems to cost more than you expect.

It’s easy to get swept up in the idea that you have to go all-in on every detail with expensive features to get the home you want, but here’s the truth: knowing where to spend and where to save is what really makes the difference.

A good self-build isn’t just about having a big budget, it’s about being smart with what you’ve got. Whether you’re building for £150k or £1.5 million, the principle is the same: spend where it counts, and don’t waste money on things that won’t improve how you live. Here’s how I’d approach it.

SPEND on getting the budget right

It might sound strange, but one of the smartest places to spend money early on is getting your budget right, with real-world research and not ballpark guesses. People often build with just a rough idea of what they want to spend, but not much else.

The problem is, if you don’t know how much it will cost to build a house and how far your money will stretch, you’ll start making panicked decisions halfway through as you try to balance the books. That’s when budgets explode.

My advice is to invest at the beginning by spending time talking to suppliers, getting quotes, comparing options, and understanding the full scope of the build. Get a proper cost plan drawn up by working with a quantity surveyor or project manager. In my experience, a small outlay at the start can stop runaway costs later on.

SPEND on good design

Don’t rush into building before you’ve nailed the design – a well-thought-out plan is worth its weight in gold. It doesn’t mean throwing tens of thousands at an architect, but it does mean investing in someone who understands how to design a house that suits your brief, fits the site and can actually be built affordably.

Finding an architect or a good designer will help you avoid awkward layouts, complicated rooflines or overly bespoke detailing that’s expensive to build and even harder to maintain. By getting the detail of the house right before a shovel hits the ground, it will help you to avoid problems later on.

Remember, a change made on paper is cheap, compared to a change on site, which is when you start haemorrhaging cash.

SPEND on making it look good, but with restraint

Aesthetics matter. No one wants to live in a box with no soul, and kerb appeal counts – both for pride and resale value. The key is to choose materials that look great and perform well but won’t break the bank.

If funds are tight and you want to stop your build going over budget, you should focus on where the eye goes as this will make the greatest impact. For example, a striking front door, quality windows or cladding in a small feature area can elevate the whole look, without you having to spending a fortune.

Don’t splash out on expensive finishes everywhere if a reasonable, cheaper material will do just as well. A house that’s simple, coherent, and well-proportioned will always look more expensive than one that’s trying too hard with too many competing ideas.

SPEND on getting the fabric of the house right

If there’s one golden rule, it’s to invest in the bits you can’t easily change later. That means the walls, floors, roof, windows and especially insulation. This is your one shot to get the building envelope right and a fabric-first approach means you’ll need less heating and the building will just ‘feel’ better to live in.

Focus on improving insulation, airtightness, and avoiding thermal bridges to reduce energy leakage and lower energy costs. Kitchen upgrades can always be done later, so if a compromise is needed, in my opinion, this is where to make it.

SPEND on what matters most

Self-builds are a chance to create a home that really works for you, which means spending money in the places that matter most. If you’ve always dreamed of a big family kitchen, or a sun-filled garden room, don’t compromise on those spaces. This doesn’t mean overspending – it means prioritisation.

Often, people spread their budget too thinly across the whole house instead of focusing on the rooms they actually live in. The spare bedroom doesn’t need oak floors and designer lights.

Don’t feel guilty about creating one or two real wow rooms, especially if they’ll genuinely improve how you live. For example, your en suite, which you’ll use every day, is a space worth going the extra mile for. You’ll get the benefit every time you use it and if you’re honest about the spaces that really matter, you’ll probably find that you don’t need that cinema room.

SPEND on futureproofing

It might feel strange to be thinking about retirement if you’re building in your forties, but futureproofing doesn’t have to be an unnecessary expense.

Creating a lifetime home can involve simple choices such as opting for wider doorways, level thresholds, wiring for a potential lift, or having a downstairs bedroom or flexible living space, all of which can mean you will be able to stay in your home longer. It also makes your home more appealing to a wider range of future buyers.

Tech futureproofing is another area to consider. Ducting for electric car charging or solar cables, for example, can be added now for pennies compared to trying to retrofit them later.

SPEND on quality where it counts

There’s no point splashing out on things that no one will ever touch or see. But the things you use every single day – your door handles, taps, showerheads, light switches and so on are worth getting right.

Low-cost fittings wear out quickly and leave the whole place feeling cheap. So buy once by buying right. This doesn’t mean you need to get the most expensive version of everything, but you do want decent, solid stuff that works well and will still be doing its job in at least 10 years time.

When something feels high quality, you notice it – and when it doesn’t, you really notice it.

SPEND on keeping a tidy site

This often gets overlooked when managing a self-build, but a tidy, well-organised site sends a clear signal to every trade that you care about quality.

People do better work in a clean, professional environment. They’re more likely to show up, to respect your project, and to help you out when needed. It might mean spending a bit more upfront on welfare facilities, bins, or temporary access – but it pays you back by resulting in smoother progress and fewer headaches.

SAVE by not rushing decisions

There’s a lot of talk about time being money, but that’s not always the case. Rushing a build or trying to meet an artificial deadline can be a false economy. Yes, delays cost money, but so do mistakes.

Taking an extra week to double-check a design detail or hold out to find the right builder or subcontractor is, in my opinion, always the best approach. A few extra days spent thinking often saves weeks of fixing.

Also remember that convenience costs, and don’t overpay for speed if you don’t have to. Sometimes it’s okay to go slower and if you do, you’ll probably be less stressed and will enjoy the build far more.

SAVE on anything that doesn't add value

Before you spend, always ask "will this make the house better to live in, or more valuable if I sell?" If the answer’s no, don’t do it.

This means you’ll probably skip the gimmicky tech that sounds clever but won’t get used. Spend instead on natural light, good proportions, and things you’ll use like built-in storage.

SAVE by using proven methods

New technology often comes with a premium. Some of it’s fantastic, but a lot of it is expensive, complex and untested for the long-term. It’s also unlikely to be appreciated or valued by mortgage lenders or future buyers.

Unless there’s a clear reason to do something differently, stick with tried-and-tested materials and methods. I know this sounds old fashioned, but traditional construction systems and details are popular for a reason – they’re reliable, insurable, and cost-effective.

If you’re managing the build yourself, complexity is your enemy so think twice about using new systems, which are unfamiliar with the trades and add unnecessary risk.

SAVE on professional services

Designers and project managers – or for that matter anyone who charges on a percentage of your total build cost – are best avoided. Variable fees are a red flag and charges based on percentages incentivise to spend more – not less.

It’s always best to go for fixed-fee consultants or pay for specific services as needed. Better still, get involved. Bridge the gaps between trades. Be present, be helpful and don’t be too proud to clean, carry or fetch if it keeps things moving. If trades see you putting effort in for them, they’ll often go the extra mile for you, too.

SAVE by value engineering

Every time someone suggests a specification or finish, use the Yorkshire war cry "how much?" Always ask if there’s a cheaper alternative and by value engineering every decision, you’ll find ways to reduce cost without compromising quality. By looking after the pennies, you’ll be amazed at how far your budget stretches.

SAVE on floor area

Big isn’t always better and more space means more walls, more flooring, more roof, more heating and so on. It’s all expensive, so instead of trying to build the biggest house you can afford, focus on designing one that works really well, within your budget and without compromising on the quality.

Well-considered small house designs with clever layouts and open-plan spaces often feel better than bigger ones with wasted space.

SAVE on site overhead costs

If you need equipment – scaffolding towers, mixers, storage, even welfare facilities – don’t just hire them, buy them. Consider buying second-hand and then sell them on at completion. You’ll probably find you’ll recover much of the cost as a result.

When it comes to the build, source materials yourself and try a bit of upcycling where it makes sense. Trades don’t have time to look for bargains and tidying up often means throwing away useful materials.

Re-use where you can and keep a close eye on deliveries and invoices as little leaks here and there add up quickly.

Don’t forget, skips are expensive, and the material used to fill them even more so. So don’t be afraid of a bit of skip surfing, you might be surprised at what you find and you’ll cut the skip budget in the process.

A self-build is a big financial commitment, but it doesn’t have to be a financial disaster. My advice is to try and get the basics right and to focus your spending where it matters most for the duration of your self-build schedule.

Be thoughtful, be deliberate and keep asking yourself – is this really going to add value? Never be afraid to cut back where it won’t make a difference.

The Planning and Infrastructure Bill has received Royal Assent and is now law, marking a major change to the UK’s planning framework.

For self-builders, the changes could make it easier to get permission, access land, and incorporate sustainable features into their projects.

By reducing bureaucracy and legal hurdles, the law aims to make the process more predictable and efficient for individuals looking to build their own homes.

Streamlined planning decisions for smaller projects

Under the new law, local planning committees will focus primarily on major developments, which could reduce delays for small-scale housing projects and self-builders.

The pre-application process has been overhauled to remove burdensome statutory consultation requirements, which may shorten the approval timeline for homes built by individuals.

Housing Secretary Steve Reed said: “Our landmark Planning and Infrastructure Act will tear down barriers to growth, and this means getting spades in the ground faster, unshackling projects stuck in planning limbo and crucially unlocking a win-win for the environment and the economy.”

Additionally, councils can now set planning fees that reflect the actual costs of processing applications, which could provide more timely support for self-builders navigating the system.

Easier land access and local community incentives

The Act introduces measures to simplify the acquisition of land for housing, schools, and GP surgeries.

Small builders may find it easier to identify and unlock underused plots suitable for self-build projects, which previously could have been tied up in lengthy legal or bureaucratic processes.

New rules also allow electricity bill discounts of up to £2,500 over ten years for communities hosting new pylons and transmission infrastructure, which may indirectly benefit self-builders in certain areas.

These reforms, combined with clearer guidance on strategic land use through spatial development strategies, are intended to provide greater certainty about where and how homes can be built.

Supporting sustainable homes and clean energy connections

The legislation includes a Nature Restoration Fund, which encourages environmentally-friendly building practices at scale.

Self-builders may now have clearer pathways for incorporating green features, such as habitat restoration or other biodiversity measures, into their homes.

In addition, the Act prioritises grid connections for clean energy projects through a new “first ready, first connected” system, potentially making it easier for small builders to install solar panels, battery storage, or other low-carbon technologies.

These measures aim to combine faster construction timelines with sustainability objectives, offering self-builders a framework to integrate energy-efficient features without additional delays.

Ultimately, only time will tell how effective the new Planning & Infrastructure Bill will be towards creating new housing.

If you’re planning to build a new home, there’s a small but important feature you need to know about: swift bricks.

These specially designed bricks provide nesting space for declining bird species like swifts, and new government guidance now expects them in all new homes.

Understanding how this policy works, how it could affect your planning application, and what it actually means in practice could save you headaches - and ensure your build ticks the ecological boxes planners are increasingly looking for.

What the new swift brick policy actually is

Under the government’s latest planning policy updates, new homes are expected to include nature‑friendly features such as swift bricks – specially designed hollow bricks or integrated cavities that provide nesting space for swifts and similar bird species.

These expectations are part of revisions and consultation material around the National Planning Policy Framework (NPPF), which sets out national priorities and guidance for planning decisions but does not itself create a statutory legal requirement for builders.

Swift bricks are unique brick types intended to provide nesting habitat for declining bird species that have lost traditional nesting sites in modern buildings. The government guidance suggests that, where appropriate, new developments should incorporate such features as part of their design - typically by including at least one swift brick or equivalent per dwelling.

It’s important to note that this guidance does not yet appear in Building Regulations - the statutory technical standards that all new buildings must meet - and therefore cannot be enforced through building control. Instead, it influences planning decisions and the conditions that local authorities may attach to planning permissions.

How these policy expectations will be introduced and applied

The government has published materials alongside its housing and planning reforms showing that biodiversity features like swift bricks are part of wider updates to national planning policy.

This includes consultations and draft revisions to the NPPF, which councils and planners use to determine whether to grant planning permission and what conditions to set.

Efforts to legislate swift bricks into law through Parliament – either as a planning law condition or as a requirement within Building Regulations – have occurred in parallel. For example:

• Parliamentary amendments to make swift bricks a mandatory condition for planning permission have been debated but rejected in several stages of the Planning and Infrastructure Bill.
• Proposed amendments to require the Secretary of State to introduce building regulations mandating swift bricks have also been tabled in Parliament but were disagreed.

Instead of statutory law, the government has sought to embed the expectation of swift bricks through national planning practice guidance and draft policy wording in the revised NPPF. This means that local planning authorities will be encouraged to apply these expectations when assessing planning applications.

For self builders, this means that the planning process - not building regulations - is where swift brick requirements are most likely to be considered. Local planning officers may expect or recommend inclusion of swift bricks in design and planning submissions, especially where ecology and biodiversity considerations are assessed.

When will this take effect and what it means in practice

The planning reforms and updated NPPF that reference swift bricks have only recently been published or consulted on. Over the coming months, councils will begin to interpret and apply this new guidance in planning decisions.

Because the updated NPPF is itself subject to consultation and is not yet fully enacted as final policy, there is no single legal commencement date for swift brick requirements that applies to all new homes. Instead, the expectation will gradually appear in planning decisions as authorities adopt and apply the revised NPPF.

For self builders, the practical effect is that:

• planners may attach conditions relating to swift bricks or equivalent bird‑friendly features to a planning permission, especially if ecological impact is being considered;
• some local authorities already have or are developing their own policies referring to swift bricks in local plans or guidance; and
• the exact expectations can vary between councils, so early engagement with the local planning authority is crucial.

This approach reflects the government’s current preference to influence housing design through planning policy expectations rather than through mandatory building regulations - meaning compliance depends on planning outcomes rather than technical building compliance checks.

While the word bungalow is commonly associated with homes that only have one floor, single storey timber frame home ideas push the boundaries of what is possible when you opt to have just one floor of living space.

And regardless of what drives the need for a single level floorplan, this doesn't need to limit you in terms of what can be achieved.

From vast vaulted ceilings through to contemporary pavilion style properties, we've rounded up 10 single storey timber frame home ideas that prove you don't always need a second floor when choosing a timber frame construction.

1. Build two if you can't build double

The owners of this single storey timber frame home idea had originally wanted to build a two-storey home. But, early meetings with the local planners meant they had to re-think their plans. As the building was in close proximity to a listed building, they were advised a double storey wouldn't get approval as it risked taking prominence over the listed property.

Working with Welsh Oak Frame, they were instead able to design a single storey timber frame home that gave them the living space they needed, along with spectacular views thanks to the large, glazed gable end.

And, even though they weren't able to build a double storey home, they were able to build two buildings. The latter took the form of a triple garage with a guest apartment above, freeing up the main build for personal use, but still providing guest accomodation when needed.

2. Single storey timber frame homes can be contemporary too

The beauty of a single storey timber frame home is that the removal of a second floor makes them a prime opportunity to build the contemporary home of your dreams.

"Renowned for their versatility and accessibility, single-storey homes are a firm favourite across the UK and remain the preferred property type for a significant number of self builders," says Derek Dawson, managing director of Scandia-Hus.

"The advantages of single-storey living appeal widely, extending from young families to the older generation, but they have design advantages too," he adds.

"With fewer internal load-bearing walls, the layout of a bungalow can be made largely open plan, and beautifully bright interior spaces can be created as a result,"

This property from Scandia-Hus, constructed from a timber frame is pavilion-like in its appearance, featuring a white rendered exterior, paired with a flat black roof and large back aluminium framed sliding patio doors, offering an instant connection between indoors and outdoors.

3. Take advantage of the height and add a mezzanine level

This beautiful home in the Cotswolds began life as a badly converted barn and, under vision and careful design direction by architects McLean Quinlan, was transformed into an elegant, contemporary country residence.

Fergus Stuart, sales project consultant at Carpenter Oak explains how.

"The project reimagined the structure as a generous family retreat: at its heart sits a dramatic 9-metre-high green oak frame, handcrafted and installed by Carpenter Oak, creating a striking central volume that blends structural presence with calming, open space.

"Inside and out, the architecture balances scale, warmth, and simplicity. The exposed oak frame supports wide, airy interiors under an oak-boarded ceiling, resulting in a home that feels bold whilst offering comfort, character, and a deep connection to its landscape."

The beauty of a vaulted ceiling, a common feature in many single storey timber frame homes is of course that it gives you extra height. And, while it's not alway needed, or indeed enough for a full second floor, it certainly gives options for the addition of a mezzanine that's perfect for a snug or small home office idea.

4. Embrace the immediate connection to the outdoors

Much the same as when designing any type of self build, choosing where to spend your budget on a single storey oak frame home is about figuring out your priorities, and allocating monies accordingly.

In some cases, such as this property from Carpenter Oak, it can mean looking at options such as hybrid structures can be ideal

"This new build home in the country is a bespoke oak-frame residence that brings together rustic charm and contemporary living. Set in a rural landscape, the home has a carefully crafted structural hybrid oak frame where the oak frame features in the open plan kitchen diner and living room only," explains Fergus Stuart.

"Choosing a hybrid-frame was a more affordable way of having impressive living areas, without the cost of an oak frame throughout the building," he adds.

"The large patio doors in the kitchen-diner open out onto a sunny terrace, allowing for indoor/outdoor living, and the home maximises natural materials, delivering a residence that feels warm, solid, and in harmony with its surroundings."

5. Make your entrance a feature

If you're considering a single storey timber frame home idea, take the opportunity to make your entrance a real feature.

Without a second floor over-shadowing your front facade, you can add an oak frame porch that celebrates the materials your home is constructed from. As well as providing excellent shelter from the elements, it also adds instant kerb appeal to your home.

Just be sure to avoid any porch mistakes when considering the size, height and how you will use your porch.

6. Clad your timber frame home in brick and top with a tiled roof

Although some single storey timber frame home ideas celebrate the material they are constructed from, others choose to building using timber vs masonry for other reasons.

"Some clients prefer them as they remove the danger of stairs, ensuring the safety of young children," explains Derek Dawson, "and having all rooms on one level means everything is within easy reach for parents.

"With only one floor, bungalows are also easier to clean and maintain, both inside and out," he adds, "with tasks such as window cleaning, gutter clearing, and roof inspections simpler to perform than on two-storey properties.

"Or, if there are restrictions on ridge heights on a plot of land, a bungalow or chalet design can be the ideal solution," says Derek.

In this instance, it may be that you then prefer to switch up the external cladding ideas for your home, with brick and a traditionally tiled roof one option as demonstrated here.

7. Combine a green roof with timber cladding

The advantage of using a natural material such as timber is that it lends itself well to environments where nature prevails. Naturally warm and suitable for both traditional and contemporary homes, this single storey timber frame home from Carpenter Oak is a striking example of how engineered timber can create expansive, contemporary spaces without compromising warmth or character.

"The design, by Roderick James Architects, centres around an oak portal frame, achieving impressive open interiors and long spans, allowing the structure to feel light, airy and refined," explains Fergus Stuart.

"This engineered approach ensures both strength and visual clarity, offering a modern interpretation of oak framing that suits the building’s lakeside context. The result is a calm, spacious building that blends performance with natural material beauty," adds Fergus.

For an extra eco-friendly finish, consider using a green roof and combine with energy efficient features such as a heat pump.

8. Think carefully about proportions and balance

When working on the design of a single storey timber frame home, it's still important to think about getting a balanced design and layout.

And, even if you're choosing single storey as you're designing a lifetime home, it doesn't mean you need to take a long, rectangular corridor-like approach to your layout .

In this project, a U-shaped design features two gable ends, connected by a central section. Adding visual interest, it also helps create natural zones, while still giving full accessibility to every area.

9. Match your entrance to your exterior but make it easy maintenance

If you are proceeding with a single storey timber frame home idea because of current, or potential accessibility issues, be sure to also consider your driveway materials too when finalising your hard landscaping plans.

"Without having to struggle with steps on a daily basis gives those with reduced mobility confidence that they can comfortably enjoy and manage their home for years to come," says Derek Dawson, but that only works if you take both inside and outside into account.

Choosing finishes such as a resin driveway with a modern single storey timber frame home can give you not only a sleek and stylish entrance, but also a practical and future-proof surface for years to come.

10. Look at custom build sites for your single storey timber frame idea

If you're less interested in building a completely bespoke single storey timber frame home, and instead prefer to root yourself within a community, a custom build site may provide you with the best of both worlds.

This single storey timber frame home features all the elements of a traditional oak frame home, but in one single storey. Using the turnkey service meant the homeowners were able to still make design choices, but had the stress of building entirely from scratch themselves removed.

Plus, it was one of the first houses in the country to use AeroBarrier technology to achieve a below Passivhaus airtightness level. A mechanical ventilation with heat recovery system (MVHR), solar panels and air source heat pump, also make the home incredibly energy efficient.

Keen to find out more regarding custom build opportunities for single storey timber frame homes? Take a look at Webbs Meadow, where 13 custom build homes have redefined community living.

And, to help you understand just how much budget you might need to fulfil your dream, check out our guide to oak frame home costs.

A tiny stone home built by hand on a remote Scottish island has just been named Grand Designs House of the Year for 2025 and it’s turned ideas about ambition and architecture on their head.

Instead of glass palaces or dramatic loft conversions, this year’s winner is modest, elemental and deeply shaped by its place, putting it firmly amongst Grand Design's best houses that we've ever seen.

Built by the owners themselves with local materials and sheer determination, it has earned praise from judges, host Kevin McCloud, and the couple who now call it home.

A rugged home rooted in ancient rock

Cnoc Na Craoibhe, Gaelic for “little quiet one by the rock”, sits on a windswept headland on the Isle of Harris, clad in Lewisian gneiss, the very stone that forms the island’s bedrock. That choice of material wasn’t just aesthetic.

Judges from the Royal Institute of British Architects described the house as modest in size but “luxurious in its connection to the surrounding landscape”, and said it appeared to grow from its site with a quiet confidence that belies its small footprint, meaning it was one of six nominees to get through from the first week on Grand Designs House of the Year.

David Kohn, who chaired the RIBA jury, said the home tackled every challenge it faced - from climate to budget - with a “rare mixture of sensitivity and boldness”, noting how its unconventional form recalls both ancient defensive structures and the local geology without ever feeling out of place.

A one-storey stone house shaped by weather and craft

At roughly 85 square metres, the self-build isn’t large, but its design makes the most of every inch. With an open-plan living area and large windows looking out over the Atlantic, it feels spacious where it counts and calm where it matters.

Built over 18 months with just Eilidh Izat, her partner Jack Arundell and a small crew, every stone was carried and positioned by hand through storms and biting wind - and in the face of contractor quotes that far exceeded their budget.

Kevin McCloud, presenting the final episode of the Channel 4 series, said the house was “clever” and “crafted from the very rock that this island is made from”, adding that its walls “are exactly what you want between you and a howling storm.” He also pointed out how the building seems to “listen to the land”, finding energy and meaning in a form that is simple but deeply considered.

What the homeowners say about the win

For the couple who built it, the award has been both a surprise and a vindication of their approach. Izat said the way the house settled into its setting was intentional, explaining that using the same stone as the landscape meant the building “seems so settled because we have built it from the same stone that comes from the ground.”

She added that living in a smaller home forced decisions that encouraged sustainability and awareness of how they live, and that winning the title of House of the Year was “an incredible moment” that vindicated that mindset.

Arundell reflected on how the build had tested and taught them, saying simply that “we’ve given it our best shot and we’ve ended up getting House of the Year,” a phrase that captures both their humility and pride.

In an architectural landscape often focused on daring forms and dramatic budgets, this quiet Hebridean house reminds us that great design doesn’t have to shout to be heard. With stone, sky and sea as its backdrop, it has redefined what winning can look like.

You can watch the entire series Grand Designs House of the Year on the Channel 4 website.

A 0.61-acre former farmyard in Old St. Mellons has come onto the market, offering a redevelopment opportunity that combines planning certainty with genuine historic interest.

Located on Bridge Road, the site listed on Plotfinder includes an early-18th-century farmhouse – more than 300 years old – alongside an agricultural outbuilding, all set within the village’s long-established rural framework.

Old St. Mellons is one of Cardiff’s oldest settlements, and plots with both heritage buildings and planning permission are highly uncommon here. For developers and self-builders, this listing presents the chance to bring a historic rural property into its next chapter.

What the plot includes

The site consists of a traditional farmyard layout anchored by a Grade II listed farmhouse.

The building is recorded as “probably early 18th century,” marking it as one of the older surviving structures in the area. A farm outbuilding forms the rest of the yard, representing the plot’s long agricultural use.

The farmhouse appears on the 1846 tithe map and 19th-century OS mapping, showing that the layout has been part of the local landscape for well over a century.

The current 0.61-acre footprint gives developers room to work with both the heritage setting and the approved redevelopment scheme.

Planning permission for 4 new homes

The site is marketed with planning permission granted for four semi-detached dwellings.

Although the listing doesn’t include a published site plan, it confirms consent for replacing the existing farmyard buildings with four new homes.

Because the farmhouse is Grade II listed, any works affecting it will require listed-building consent. However, the presence of an existing planning approval removes a significant amount of uncertainty for anyone looking to deliver a small residential scheme.

Prospective buyers should request the full planning pack from the agent or local authority to review conditions related to layout, access, design requirements and heritage constraints.

How to buy the plot

If you want to take on this historic self-build plot the guide price is £400,000 with vacant possession on completion.

If you want to make an offer, you can do via Plotfinderwhere you can find thousands of other plots and renovation opportunities.

Former TOWIE star Mark Wright has released one of the best Instagram videos this Christmas as he has shown off the latest toy he has added to his self-build home.

In a comical mock video based on the famous Love Actually cue card scene, he unveils his love for his... golf clubs.

The reveal shows he has renovated his dining room to become his new golf simulator play area, which he says is his "best Christmas present ever," and it seems he isn't the only one to be enamoured by the simulator trend, with the market experiencing a boom in the UK.

Wright re-enacts Love Actually scene

In the full Instagram video, Wright recreates the iconic Love Actually moment, holding up cue cards including one that reads: “If you can’t say it at Christmas when can you? To me you are perfect…” before revealing the real focus of his affection - his golf clubs and the newly converted simulator room.

However, Michelle Keegan wasn’t quite as keen on the latest addition to the pairs £3.5 million self-build transformation, responding: “‘Golf season’ was meant to be over with!? 🤯😡 Where’s my dining table???”

Mark Wright even garnered the attention of Professional PGA golfer and Major winner Justin Rose, who also joined the fun, joking: “Love it @wrighty_ but have you sorted the dinner table out for @michkeegan yet?!?! 🫣🤣”

Mark Wright's "favourite Christmas present ever"

After setting up the simulator, Wright wasted no time getting stuck in, and it didn’t take long for the results to come. Sharing his first session, he told fans: “5 holes in and I’ve banged a hole in 1 ⛳️ get in!!”

He went on to call the simulator his ultimate festive gift, writing: “38 years have gone by and I can confirm my @foresighteurope launch monitor and sim is my favourite Christmas present ever!!”

It marks the latest transformation in his self-build after he recently revealed his holiday-themed entrance, showing just how much he’s embraced his love of golf, even if it meant sacrificing the dining room table for the foreseeable future.

Wright isn't the only one excited about golf simulators

Mark Wright’s decision to transform his dining room into a full Foresight golf simulator shows a growing trend amongst UK homeowners to adopt golf simulators in their homes.

A 2025 Opinium survey found that 91% of UK golfers see simulators as a great way to bring new players into the sport, while 55% of UK adults say they are a fun social activity with friends or family - rising to 67% among 18–34-year-olds.

The UK golf-simulator market reflects this growing interest. According to Credence Research, in 2024 the UK global golf simulator market was valued at around £130 million, and this is expected to nearly double by 2032.

For homeowners, Wright’s setup is a perfect example of how a spare room or dining space can be converted into a practical and enjoyable lifestyle upgrade - combining sport, entertainment, and socialising, all under one roof, even if Michelle doesn't agree.

In the quiet corner of Cambridgeshire known as Westley Waterless, a small rural settlement of around 150 residents, a new planning-approved site has appeared that’s attracting attention among self-build enthusiasts.

The village, tucked between Cambridge, Newmarket and Bury St Edmunds, rarely sees development opportunities emerge, and Plotfinder has unearthed this gem of a plot.

Its limited size and countryside setting mean that most building activity here tends to be individual, small-scale and infrequent, which is partly why this plot stands out.

What the plot includes

In the small village of Westley Waterless, a long-standing residential plot is coming up for its next stage of life.

The land currently has an older house on it, along with several outbuildings that have been there for many years. The property hasn’t been updated in a long time, and the buildings still show the layout and style of an earlier period.

Because there is already a home on the site, the land has a planning history that helped shape what future development would be allowed. The plot is connected to mains water and electricity, and drainage is believed to be through a septic tank.

Planning permission for two new homes

Full planning permission (reference 23/00443/FUL) has been granted to remove the existing house and outbuildings and build two new detached homes, each around 1,650 sq. ft.

The planning decision sets out the size and position of the two houses and includes changes to the current access. While the main details are approved, the internal layout and finishes will be decided later by whoever takes on the project.

All plans, reports and documents are available to view on the East Cambridgeshire District Council planning website.

How can you buy the plot

If you're interested in taking on this self-build plot then you can buy through an informal tender (where you place a bid for the property through a sealed bid), with the tender date still to be confirmed.

It is offered freehold and will be handed over with vacant possession once the sale completes. The guide price is £425,000, which includes the existing house and the planning permission for two new homes.

Anyone interested in making a tender can get the details through the Plotfinder website.

Housebuilders across the UK are intensifying calls for clarity on the Future Homes Standard, which ministers originally planned to introduce in early 2025.

Extended consultations and shifting timelines have left developers uncertain about how to prepare to build homes going forward, with little information being provided over the scheme.

Now industry leaders say the lack of direction is inflating costs and stalling progress on building greener homes.

Developers say delays are wasting years of preparation

The Future Homes Standard (FHS) was designed to deliver higher-performing, lower-carbon homes, but the timetable slipped after the government ordered further reviews on supply chain readiness and small builder capacity.

For firms that invested early, the delay has been costly and demoralising. Steff Wright, founder of Gusto Construction, said the industry has been left in limbo: “Many of us have already gone to significant lengths to prepare for the FHS… all of which feel very much in vain currently.”

The frustration comes against a difficult backdrop for the sector. A leaked OBR analysis last week revealed that annual housing supply is expected to fall from 260,000 to 215,000 homes by 2026–27, a 17% drop that could worsen affordability pressures.

Call for a voluntary Future Homes Standard to break the deadlock

To regain momentum, Wright and a coalition of developers, housing associations and suppliers are urging ministers to launch a voluntary Future Homes Standard.

Their proposal includes targeted stamp duty relief - removing the tax for homes built to the higher standard - to help buyers shoulder upfront costs while enabling developers to recoup investment.

Wright argues this could unlock stalled progress: “If a voluntary FHS was introduced, early movers would encourage manufacturers and installers to invest in products, skills and tools.”

The group has formally appealed to Housing Secretary Steve Reed and Chancellor Rachel Reeves, calling the plan a “simple, practical route” to end uncertainty without forcing unprepared firms to comply early.

Buyers missing out on warmer, cheaper-to-run homes

Campaigners stress that delays don’t just slow the industry – they keep households from benefiting from warmer homes, lower bills and healthier indoor air.

Wright pointed out that many builders already work to high voluntary performance standards, such as the AECB Standard, because the advantages are so clear.

“Warm homes that stay warm, clean indoor air, lower bills, and the ability to generate a good share of your own electricity,” he said.

With the UK facing a projected fall in new eco houses and no confirmed FHS timeline, developers warn that both climate progress and housing choice risk being compromised unless policy certainty is restored.

A bat conservation scheme at the UK’s largest self-build community in Bicester has been hailed as a success.

Active bat roosts at Graven Hill have increased from eight in 2024 to 11 in 2025, with further growth expected.

The development demonstrates that thoughtfully planned housing can support protected wildlife while delivering new homes.

Protecting bats from the start

When surveys in 2015 revealed bat roosts in abandoned buildings and woodland, Graven Hill Village Development Company (GHVDC) applied for a licence from Natural England to ensure demolition work wouldn’t harm the species.

Simon Dowell, ecologist at Waterman Infrastructure & Environment, said: "It's great that we can provide for ecology alongside development."

The licence required the creation of new roosts, continuous monitoring, and mitigation measures across the phased construction of 650 homes.

Innovative bat habitats

In 2021, GHVDC installed 45 bat boxes strategically across the site, designed to avoid residential disturbance while allowing wildlife enthusiasts to observe the bats at dusk.

Gemma Davis, customer experience director at GHVDC, commented: "The bat project is a fantastic example of how thoughtful planning, ecological expertise, and community awareness can deliver lasting benefits."

The boxes range in size, with hibernation features capable of holding hundreds of bats, providing safe, purpose-built habitats.

These measures come shortly after the House of Lords voted on proposals to protect bats and other wildlife from housing projects.

A thriving bat population

Over half of the UK’s 18 bat species are now present on site, including common and soprano pipistrelles, Natterer’s bat, and brown long-eared bats.

Dowell added: "We've got a new phase of the development coming in and we'll hopefully be putting more provision for roosting features around the site, so if we can bring in more of the species we've already got, plus some of the others… it'll be great."

The project proves that careful planning and ecological expertise can allow wildlife to flourish even amid large and small-scale housing developments.

Mark Wright and Michelle Keegan have officially kicked off Christmas with a jaw-dropping festive display at their self-build Essex mansion.

Sharing the moment on Instagram, the couple revealed a grand, glittering entrance that instantly wowed fans.

With towering décor, luxurious greenery, and ambient lighting, the pair have truly gone all-out for their “extra special” Christmas this year.

A festive entrance fit for a Christmas movie

The couple’s porch has been transformed into a show-stopping winter wonderland, complete with a towering 10ft Christmas tree dressed in shimmering baubles, soft glowing lights, and delicate ribbons.

Fresh pine greenery wraps around the porch columns, giving the entrance a classic festive feel, while more greenery winds elegantly along the curved staircase banister, popping beautifully against the home’s pristine white porcelain floor.

As the lights cast a warm glow up the staircase and across the hall, the whole entrance becomes a magical, inviting scene that feels straight out of a luxury Christmas catalogue.

“It’s the most wonderful time of the year, an extra special one for us this time,” as the couple is spending their first Christmas with their daughter Palma, who was born earlier this year.

Fans are obsessed with the Christmas decorations

The comments section quickly erupted with admiration as followers and celebrity friends rushed to praise the display.

One fan gushed: “What an entrance 😍😍😍😍 Absolutely gorgeous x.”

Radio host Pandora (@pandorapresenter) couldn’t contain her excitement, writing: “Oh wow !!!!!! MARK !!!!!! I wanna come round 🎄🤶 my goodness !!!!!!!!!! This is stunning !!!!!!!”

Another added: “Classy as ever ❤️🎄🤩”, while others declared the home “absolute goals” and “dreamy🥹”.

The post, shared to the couple’s home account @wrightyhome, racked up over 82,000 likes, proving the couple’s festive decor has become an annual highlight for fans.

Inside the Wright-Keegan self-build: A home years in the making

The Christmas entrance is just the latest evolution in Mark Wright and Michelle Keegan’s long-running self-build - a project that began with a blank plot and grew into the couple’s impressive £3.5m Essex mansion.

As the build progressed, Mark added his own touches, including a complete redesign of the home gym. The sleek wall panelling and high-end finish earned attention for its blend of luxury and practicality.

And for Michelle, the moment the home was finally completed was deeply emotional, she has spoken openly about crying when she first saw the finished house after years of planning.

From its structure to its seasonal sparkle, the Wright-Keegan home continues to evolve – and this year’s Christmas entrance may be its most magical update yet.

A leak from the Office for Budget Responsibility (OBR) ahead of the official November Budget reveals that the number of houses built in the UK is set to fall sharply in the coming years.

Net additions to the housing stock are projected to drop from 260,000 homes a year in the early 2020s to just 215,000 by 2026‑27 – a 17% decline.

The leaked figures raise concerns about housing supply and affordability before planning reforms are expected to drive a recovery toward 2030.

OBR says homebuilding will dip

The OBR forecasts that net annual additions will remain subdued in the mid-2020s, with cumulative net additions between 2024-25 and 2029-30 expected to reach 1.49 million – around 10,000 fewer than projected in March.

The projected slump reflects subdued housing starts in recent years, higher mortgage rates, and rising building costs. The dip represents the slowest period of housing growth in the decade before planned reforms take effect.

OBR predicts homebuilding rebound by 2030

From 2027 onwards, the OBR anticipates a strong rebound in housebuilding. By 2029-30, net additions could reach 305,000 homes a year – the highest level in decades.

This recovery is linked directly to expected improvements in the planning system, which the government says will remove bottlenecks, speed approvals, and make more land available for development.

The planning reforms the OBR believe will help homebuilding

Central to the OBR's projected homebuilding recovery is the Planning and Infrastructure Bill, which aims to overhaul the UK’s planning system:

• Delegated decisions: Many planning applications would be determined by officers rather than committees, speeding up approvals.
• Strategic planning authorities & Spatial Development Strategies (SDS): Regional-level frameworks to coordinate housing growth across local areas.
• Streamlined infrastructure consents: Faster approvals for nationally significant projects, including housing, transport, and energy.
• Simplified environmental rules & nature restoration fund: Reduces delays caused by environmental consents while maintaining safeguards.

Government analysis suggests these reforms will significantly increase the pace of housing delivery, underpinning the OBR’s 305,000-home forecast by 2029-30.

Building a home in the UK could soon become significantly more expensive, as debate intensifies over a proposed overhaul of landfill tax.

Industry representatives warn the changes risk making many smaller housing developments financially unfeasible.

A leading national trade body is calling on the government to abandon the proposal before the Autumn Budget, or else it risks derailing the Government's housing targets.

Why a leading national trade body wants the proposal scrapped

The Federation of Master Builders (FMB), one of the UK’s principal national trade bodies representing small and medium-sized builders, has urged Chancellor Rachel Reeves to shelve the proposed landfill tax quarry exemption, warning it could add up to £28,000 to the cost of building a home on small sites.

FMB Chief Executive Brian Berry said the proposed changes “make no sense when the Government is struggling to meet its 1.5 million homes target.”

Berry noted that SME builders now deliver just 9% of the nation’s new homes, compared to around 40% in the late 1980s. He warned that the additional waste-related cost burden could push many small-site developments, such as self-builders who play a crucial role in local housing supply, beyond viability.

How the proposed landfill tax reform would work

Under current rules, landfill tax operates with two bands: £4.05 per tonne for inert waste materials such as soil, bricks and concrete, and £126.15 per tonne for general waste.

From April 2025, the Treasury intends to replace these with a single flat rate, arguing the change will simplify compliance, reduce misclassification and strengthen environmental incentives to divert waste away from landfill.

Builders argue this overlooks the significant volumes of heavy inert spoil produced during housebuilding, particularly on brownfield sites or former quarry sites.

The FMB now warns that the additional quarry-related measure could raise costs even further for builders working on smaller, more complex sites already grappling with rising prices and planning delays.

What builders hope to see in the Autumn Budget

Ahead of the Autumn Budget on 26 November, the FMB is calling on the Chancellor to scrap the quarry exemption proposal and reconsider the broader landfill tax reform to ensure it does not undermine national housing delivery.

The trade body is also urging the government to invest more heavily in local authority planning departments, strengthen apprenticeship support and introduce incentives to encourage small firms to hire trainees.

Berry said these steps would “help stabilise SME builders, unlock more small sites and secure the skilled workforce required to meet the country’s housing needs.”

The FMB warns that if the proposed landfill tax changes proceed unchecked, waste-management costs could become a decisive factor in determining whether new homes can be delivered - with far-reaching implications for future supply and affordability.

Self‑builders could soon find it significantly easier to secure planning permission for homes near train stations, thanks to the UK Government’s newly announced reforms.

The government’s new policy introduces a default "yes” for housing submitted close to well-connected transport links, subject to certain criteria.

This reform, combined with the release of brownfield railway land, is set to increase the number of plots available for self-builders, giving individuals a greater chance to create their own homes.

Default "yes" for homes near stations

Under the government's planning reforms, applications for new homes within walking distance of well-connected train or tram stations will gain a presumption of approval – a default "yes” the government say – provided they meet specified policy requirements.

This change, enshrined in a revised National Planning Policy Framework, is designed to maximise public transport connectivity and make local authorities more proactive in approving development.

For self-builders, this means a clearer, faster route to planning permission when targeting plots near stations.

Importantly, the new NPPF consultation now proposes minimum housing density standards around railway stations with 40 dwellings per hectare near all stations, rising to 50 dwellings per hectare near the most well-connected locations.

These standards are intended to make better use of land with good transport links and ensure developments support sustainable growth, giving self-builders clear guidance on expected plot layouts.

Ministers can step in to clear local planning bottlenecks

Local councils must now notify Steve Reed, the Housing Secretary, if they intend to refuse larger housing applications, particularly developments of 150 homes or more.

In such cases, the Secretary can override refusals, ensuring that stalled projects move forward.

Steve Reed announced: “I promised we’d get Britain building and that’s exactly what we are doing. But it has to be the right homes in the right places and nearby transport links are a vital part of that."

While self-builders rarely hit the 150-home threshold, this policy signals a broader government commitment to reducing obstacles, which could indirectly benefit smaller-scale self-build or custom housebuilding schemes.

Streamlined consultation process reduces red tape

The statutory consultee system is being overhauled, potentially cutting referrals by up to 40% and removing some bodies from mandatory consultation lists.

In practice, this allows local authorities to proceed with decisions even if some consultees do not respond in time.

For those looking to build their own home, fewer consultation hurdles mean faster approvals, lower costs, and more certainty that a project is viable before committing funds.

Railway land opens up self-build opportunities

The government-backed Platform4 initiative is targeting disused railway land for development, with plans to create up to 40,000 homes over the next decade.

Sites include Cambridge, Manchester (Mayfield), Newcastle (Forth Goods Yard), and Nottingham. While many of these plots will go to larger developers, there is significant potential for self-builders and custom housebuilders to engage with the scheme.

Importantly, many local councils, such as Cambridge, have a policies in their Local Plans requiring that 5% of plots on developments of 20+ homes be reserved for self-build or custom-build, provided there is demand on the self-build register.

This means that potentially hundreds more self-build plots could become available through the new scheme, meaning more people will have the opportunity to build their own home.

Grand Designs House of the Year returns with a powerful opening episode that celebrates homes carved from the natural landscape and shaped by craft, courage and place.

Kevin McCloud is joined by architect Damion Burrows and conservation designer Natasha Huq, who explore six remarkable contenders built against steep hillsides, cliffs and wild coastal terrain.

These projects feature among Grand Design's best houses as they demonstrate what Kevin McCloud calls “truly exceptional” design, proving that great architecture begins with the land beneath your feet. We reveal the two houses that will be progressing to the final five, one of whom will win the prestigious title.

Cnoc Na Craoibhe – rooted in ancient Lewisian gneiss

Hailey and Jack’s single-storey stone self-build is a masterclass in modest scale, natural materials and island craftsmanship.

Built without corridors, the house uses Lewisian gneiss – one of the oldest and hardest rocks on Earth – the same stone that forms the bedrock of the entire island.

Kevin notes how the angled elevations make the home “blend with the natural landscape,” while the couple lived on site through “storms and swarms of insects” to keep their budget to £167,000.

Despite its size, the house feels elemental, humble and deeply rooted, an example of design working with, not against, its environment.

Hastings House – the house that used ‘engineering gymnastics’

On a steep Hastings hillside, homeowner Simon reinvents a tired Victorian semi by embracing the slope rather than fighting it.

Natasha calls the project “a form of engineering gymnastics,” with each room stepping gently with the gradient of the land.

“The whole house was stripped back to its brickwork,” Simon explains, before adding a glass link, a garden room, a rooftop pergola and strategically anchored walls – an unusual engineering move for a home.

Architect Hugh Strange praises the decision not to demolish for environmental reasons, while Natasha describes the result as “a series of light-filled connections” that transforms an unloved structure “into something truly unique.”

Two-Family House – the Cornish cliff house built with local craftsmanship

Designed as a retreat for two couples – “one house, two husbands, two wives and one vision” – this project pushes deep into the cliff to increase space while respecting the coastal landscape.

Instead of crisp, cut edges, the interior walls are left subtly rounded for a more organic feel. Crafted from CLT timber, one of the strongest timber systems available, the house was constructed by local builders whose skills the architect champions: “No one can build homes quite like the Cornish.”

It’s a rare combination of modern engineering, handmade craft and landscape-first thinking.

Clayworth – the accessible home that became ‘transformational’

After Helen suffered a life-changing stroke, she and her husband John needed a house designed around accessibility, dignity and light.

RIBA judges praised its thoughtful planning, especially the vast open-plan kitchen-dining space overlooking the countryside, offering generous wheelchair movement and unobstructed views.

Constructed using 19 colossal concrete roof beams, the home was project-managed by their son.

John says the home has been “transformational for their lives,” while the architect notes it was shortlisted not only for its accessibility but how “it responds to the place and the site.” Kevin himself calls it “avant-garde.”

Bury Gate Farm – a South Downs parkland villa

In the South Downs National Park, Damion Burrows visits a home he describes as possessing “sublime elegance.”

Achieving planning permission for such a substantial build in a protected landscape was a challenge, but the result is an exquisite Parkland Villa with low-slung wings, a dramatic double-height hallway and a four-bedroom upper level.

Local stone columns anchor the building visually into the hillside, designed to “belong as naturally to the landscape as any ancestral pile.” It is a house of ambition, symmetry and quiet grandeur.

Haringey brick bungalow – the London ‘house in a bottle’

Hidden behind a one-metre-wide passageway off a busy high street, this former empty plot becomes a warm, timber-lined bungalow built with extraordinary constraints.

Kevin describes the entry tunnel as a “grim passageway,” and the architect says building here was “like constructing a house in a bottle,” with every piece of material fed through the narrow gap. Its pyramid-shaped roof and origami-like geometry maximise light and space on a confined site.

A triumph of ingenuity over restriction, it pushes small-scale urban design to its limits.

The two homes advancing to the Grand Final

RIBA Judge David Kohn announces that the first home to earn a place in the Grand Designs House of the Year final is Cnoc Na Craoibhe (also spelled Cnocnan Craoibh depending on Gaelic interpretation).

He calls it “inspiring,” praising how it reflects the island’s story, its geology, and its craftsmanship.

The second finalist is the Hastings House, selected for its “treatment of the landscape” and the “technical challenges involved in the site.” Natasha notes, “it definitely feels unexpected” as you move through its stepped layers and shifting viewpoints.

These two homes now move forward to compete for the title of Grand Designs House of the Year, with five more places still to be filled in the coming episodes.

Next week's episode will air at 9pm on Wednesday 26 November on Channel 4 and you can see this episode on the Channel 4 website.

Builders are hitting pause ahead of the November Budget, concerned that taxes could raise the cost of building homes and create broader uncertainty in the property market.

A Knight Frank survey found 43% of developers expect housing starts to fall in the final quarter of 2025, reflecting widespread caution across the sector.

Former Housing Minister Kit Malthouse also warned this week the government will “massively undershoot” its housing target, highlighting capacity constraints and market disruption.

Builders waiting to see outcome of November Budget

A recent Knight Frank survey of over 60 homebuilders revealed that almost half expect housing starts to decline through the last quarter of 2025, with uncertainty around taxes and levies delaying decisions to build homes.

Developers cited unclear government policy, long lead times, and high inflation as key reasons for slowing new builds.

James Barton, head of Knight Frank’s London land agency, said: “Developers are waiting for clarity on costs and fiscal measures before committing to projects, or we risk seeing further delays into 2026.”

Without action to address these concerns, the government looks set to miss its target of delivering 1.5 million homes over the course of the parliament.

Former Housing Minister warns of “massive undershoot”

Kit Malthouse, who served as Housing Minister under Theresa May, told the FMB podcast that the current government is likely to fall far short of its housing targets due to persistent capacity and market issues.

He pointed to brick and breeze block shortages, a collapse in the small building sector after 2008, and ongoing planning permission delays.

“Until interest rates fall and capacity expands, we’re going to have a problem,” he said, emphasising that slowing the pace to build a house is not a question of policy ambition but practical constraints.

He also highlighted the importance of clear pathways for construction careers to ensure long-term capacity in the sector.

Tax pressures raise costs and add uncertainty

Developers and homeowners face a series of potential taxes and levies that could add significant costs to new builds. Proposed measures include:

• An exit tax for homeowners emigrating, which could apply to unrealised gains and complicate decisions for those planning to sell or invest in property abroad.
• Council tax rises that could see top bands doubled and changes to council tax bands, increasing ongoing costs for homeowners and affecting affordability.
• A 'Mansion Tax' on high-value homes, potentially deterring investment in expensive developments.
• Landfill tax reforms expected to add more than £24,000 to the cost of building a house.
• A delayed Building Safety Levy that, while postponed, will eventually raise further costs for developers.

Combined, these measures create a challenging environment for anyone looking to build a house, and may push developers to defer projects until tax and cost implications are fully clear.

Outlook for UK homebuilding

The combination of survey evidence, ministerial warnings, and looming fiscal pressures paints a stark picture.

Developers are wary of committing to new builds, which could deepen the slowdown in housebuilding.

Without coordinated demand-side support such as first-time buyer incentives or stamp duty reform, the government’s 1.5 million homes target appears increasingly out of reach.

Homeowners and investors may see higher costs and longer waits to build a house, while the broader housing market braces for uncertainty.