Self Build Advice

[Original Poster]

Hi all,

I am in the very early stages of planning to build our (first and only) self build home and looking for some general comments, advice etc etc. Obviously I have already read several threads on here and elsewhere.

We’re so early in the process that nothing is finalised such as budget, location etc etc.

Basic specs of what we want -

- Rural (ish) location in the South East (probably Hampshire, within an hours drive of Basingstoke where we currently live and have kids in school)
- 5 bedrooms
- Fully managed build although being very involved from a decision making standpoint
- We’re not building for profit, it would not bother me if we spent £500k total and the house was worth £400K at the end, this is going to be a forever home so the value really is irrelevant, this will be self funded as well so no mortgage companies to satisfy

My first part of the research involves the land, from initial research I was expecting to pay up to £200k for a plot but looking online I’m not convinced that is realistic?

We will continue renting where we currently are until completion so we don’t have to worry about accommodation, we’ve also registered with Basingstoke and Deane council that we’re looking to self build via their website.

Any advice from people that have been there and done it?

Thanks in advance.

[GetCarter]

Original Poster said:

Hi all,

I am in the very early stages of planning to build our (first and only) self build home and looking for some general comments, advice etc etc. Obviously I have already read several threads on here and elsewhere.

We’re so early in the process that nothing is finalised such as budget, location etc etc.

Basic specs of what we want -

- Rural (ish) location in the South East (probably Hampshire, within an hours drive of Basingstoke where we currently live and have kids in school)
- 5 bedrooms
- Fully managed build although being very involved from a decision making standpoint
- We’re not building for profit, it would not bother me if we spent £500k total and the house was worth £400K at the end, this is going to be a forever home so the value really is irrelevant, this will be self funded as well so no mortgage companies to satisfy

My first part of the research involves the land, from initial research I was expecting to pay up to £200k for a plot but looking online I’m not convinced that is realistic?

We will continue renting where we currently are until completion so we don’t have to worry about accommodation, we’ve also registered with Basingstoke and Deane council that we’re looking to self build via their website.

Any advice from people that have been there and done it?

Thanks in advance.

Get a quote and add 30%, or get a quote that is fixed in stone.

Mine was very different, and you may have even read it, but FYI: http://www.stevecarter.com/build/build.htm

Edited by GetCarter on Friday 21st October 13:06

[gnc]

can only comment on the planning process ( FARCE). dont believe anything a planner says to you, they will mislead. GET EVERYTHING IN WRITING.
dont believe the planning system has any common sense / logic or reasoning.
basicaly get one with permission, but dont expect the planning authorities to change it to your exact specs.you may be lucky, but then again you may not.
yes i am a disgruntled planning applicant, i was a planning virgin 5 years ago, but since then iv done a lot of research and it dont show the planning farce up in a good light.
good luck

[Grobag]

Depending on location, I'd say that you'd be looking at getting on for double that for the plot price. A 5-bed house is likely to be a circa £400k build, maybe £850k finished re-sale value and to beat the developers/contractors its a case of adding their profit element to your bid price.

In terms of advice;
See the value in paying for a good set of drawings. Its tempting to go the least cost route on this as its not part of the finished build, but its a massive part of the success of the build.
Get a soils report done, just the basic data to confirm foundation design. If you're gonna find trouble, its in the ground and fore-warned is fore-armed. No point getting a foundation price based on a 1m dig if building control come along and ask for 2m.
Consider NHBC Buildmark or similar, I know you won't need it if you're self-financing, but be aware than anybody wanting to buy it within 10 years will struggle to get a mortgage on it if it hasn't got a 10 year warranty. Having said that, you're planning a forever home so may not be so relevant, plus if things change unexpectedly there are companies that offer retrospective warranties.
Get as much as you can afford done during the initial build phase to get the benefit of zero rate VAT.
Make use of time beforehand to decide as much on kitchens, bathrooms, doors, handles paint colours etc etc as possible. The decisions come thick and fast when it gets going, and its a duff situation if you have to decide something on the spot or cause a delay.

Hope that helps!

[joshcowin]

Speak to local smaller developer/ building companies they often know of opportunities/plots before others.

Enquire as to budget costs, provide a brief and a building size.

I would then talk to a local well established architect regarding the planning process, these professionals will deal with the council on a regular basis and from experience know what will/wont be permitted.

I would be looking at pubs and farm outbuildings, this may mean services are already run to the site and access is in place.

[JJ 170]

just finished a build last year. going on the front cover of 'build it' magazine next month.

took 5 years from redo of planning to move in, prepare for mortgage horror!!

allow at least £2000 per sq m for 5 bed house. nothing less unless you want wimpy home spec.

i would use a rule for a plot int he south east that it would cost 1/2 to 2/3rd cost of final house depending on location such is demand.

i added plot value by reapplying for planning, but this took 18 month with appeal from buying plot.

VERY stressful, even with a brilliant builder and fully project managed. -

but....... by far the best thing ive ever done!!!!!

[jmsgld]

We are in a similar position and have been looking for a potential plot for the last year or so, not easy to find.

We couldn't find a plot that we really liked in Dorset / Devon area for that budget and so have had to increase it. There also seems to have been a significant increase in prices for rural plots with planning in the last 12 months, and the nice ones all go to sealed bids at well over the guide price.

I'd start looking now if I were you...

[worsy]

JJ 170 said:

allow at least £2000 per sq m for 5 bed house. nothing less unless you want wimpy home spec.

lol

[jmsgld]

How much have self builders spent per m2 recently.

We were budgeting roughly £1k plus a 25% contingency on a sub contractor basis for level plot with easy groundworks / services on roughly 250m2 of basically new build bungalow (part Q portal frame barn conversion).

Does that sound reasonable?

[Depthhoar]

Original Poster said:

Hi all,

I am in the very early stages of planning to build our (first and only) self build home and looking for some general comments, advice etc etc. Obviously I have already read several threads on here and elsewhere.

Any advice from people that have been there and done it?

Thanks in advance.

Built my own house from groundworks upwards as hands-on self-builder.

1. Find some land. That won't be easy. Some plots may also be difficult from a technical building point of view so you may need a feasibility study done by an engineering company to ensure that what you're buying can actually be built on. 'Difficult' plots almost always lead to an expensive build. Consider buying a crappy house/bungalow in a nice spot and demolish it, then build your dream home.

2. Find a good architect who understands your needs and can interpret them into a design suitable for you, the site and the planners. I saw 6 architects before I found one who understood what I wanted and could do all the rest.

3. Consider using a local quantity surveyor to cost your build. A good one will come pretty close to a realistic figure. This will take a lot of pressure off later on in the build. Building projects can grind to a sudden halt when the un-budgeted costs mount up and you run out of cash. Ask me how I know....

3. If you want a hands-off build then get the architect to supervise the entire project from initial design, through planning, Building Regs to instructing builders and delivering you the keys of the property at the project's conclusion. You will pay for this (circa 10% of the total build cost) but it will be much less stressful. (If you manage the build yourself and have no prior experience then you will screw many things up, add unnecessary costs/delays and find it nerve-shatteringly stressful all whilst trying to hold down a full-time job. Go figure.)

4. Do all the above and have a 20% contingency fund. Any change in design or spec after the build commences will be costly. There'll also be things like landscaping costs (have you noticed how a lot of 'completed' self builds look like they're marooned in a muddy field?) and changes in spec like posh kitchens etc, etc. It's a long list. Once the build is 'out of the ground' (foundations and main services in) then costs become clearer.

5. If you're having an independent garage as part of the build then insist of having that built first. It makes an invaluable wet weather workshop and store room for expensive materials when the builders starts work on the main house.

Edited by Depthhoar on Saturday 22 October 18:53

Edited by Depthhoar on Saturday 22 October 18:54

[roofer]

GetCarter said:

Get a quote and add 30%, or get a quote that is fixed in stone.

Mine was very different, and you may have even read it, but FYI: http://www.stevecarter.com/build/build.htm

Edited by GetCarter on Friday 21st October 13:06

That was one of the most interesting and enjoyable things I've read. Thank You. The pain has lead to a thing of beauty in an amazing location.

[Equus]

Original Poster said:

Basic specs of what we want -

- Rural (ish) location in the South East (probably Hampshire, within an hours drive of Basingstoke where we currently live and have kids in school)

You and 15 million other people, vs. land supply in the context of a Planning system that strongly resists rural development.

Hence...

Depthhoar said:

1. Find some land.

^^^This.

When you're sure that you're serious enough to put your money where your mouth is, contact me: my company specialises in this stuff (from plot finding to planning consent to architectural design).