PSC88

Don’t forget the additional costs self build warranty, insurance….building control costs before you can break ground

Yes, aim was to save the costs of the main contractor who will most likely be using the same tradespeople as my but adding 20% profit margin

I have given costs to broker my broker also states that need a CV of work from contractors, particularly if they don’t have a website? I just wanted to know how far this will need to be broken down as could be 20 different trades used in the end to complete varying parts of the job

Hi all just some advice, I am in the process of applying for my self build mortgage. i am acting as a project manager employing different trades to complete the build. as part of the application the bank has asked for details of the contractors. i have independent quotes for groundworks/drainage brick/block to roof level roof and tiling windows essentially getting me to a watertight shell. my question is what happens if I give serial for the trades to bank and then decide to change my mind on which contractor I choose? I have a few quotes on the brick ones for example but not fully decided who I will use yet, but really need to get my application processed to approval so I know the funds are available. in addition internally there will be numerous more trades, screeding, plumbing, electrics…plastering etc will they want a literal breakdown of every single tradesperson? any advice from a self builder/self manager who has relied on self build mortgage

Hi I’ve seen a few older forums where people have talked about what they managed to get there self build costing down to per square metre. Some of these are a couple of years old now so may not reflect up to date pricing. Please feel free to put your square metre costing, how this compares to your budget and if you used turn key/self managed/ self hand on build! location and build method would be handy! in just starting of sourcing my builder and I’m being quoted between £1750-£2000 west midlands, brick and block construction

Hi did you use a QS or online estimator ? or builders quote ?

Hi im at a stage where planning is approved and building regs submitted. im now looking at sorting my funding and planning my build. i am really torn between using a primary contractor for the full build or sub contracting broken down into the following -Groundworks/drainage -brick/shell to roof level -roofing/tiling -windows this should get me to watertight level and then it’s managing the internals! I’ve had a primary contractor quote me £2000 per sq metre. its a large detached property approved 600 sq metres in total (this includes large habitable area on 2nd floor loft area) with the primary contractor who is a reputable well known in demand builder locally it will bring my cost to £1.2 mill this includes all internals but no kitchen and flooring (labour to fit these includes but I have to purchase materials separately ) if I was to project manage individual trades how much do you think I will save? is it worth the headache will there be a large saving if I used Individual trades and shopped around for materials and reclaimed VAT? i know there is going to be cost of my time involved in this but I can spare the time from my business IF the time and effort is worthwhile

Hi I’m getting quotes from builders, My build has a large attached garage 7x7m. this won’t need decorating etc? Will same cost implications apply? Or will the garage be at a reduced sq meterage cost?

Hi Rod thanks for your reply Can I ask how you challenged this ? did you use any professional help? did you have to evidence the local developments who didn’t have the the restrictions on there build

Hi we are in the process of submitting building regulations and materials to our local council after achieving full planning. we have submitted materials and the officer has come back rejecting pretty much all my materials. “We have chosen a brick colour which matches the local area and numerous other houses and gone for UPVc windows and guttering along with tiles to match with cast stone cills under the windows Again there’s a lot of development in the area (3 new builds on my street alone) in the last 5 years all have upvc windows and very similar brick and tiles. officer states he wants us to use a ‘local brick’? Timber frame windows? And not use faux stone cills? the property we are demolishing to build currently has UPVC windows and concrete tiles and this was built in 1990. it makes no sense to me and how have all the other properties locally got away with the above materials. how do I go about challenging this? I don’t really want the maitenance of timber window frames and the additional costs involved. It also took us a long time to select the Hampshire red brick we have and we really worked hard to match this with neighbouring properties? can I challenge this and how strict will they be? many thanks

Yes buying materials and self managing

Hi when submitting project costings to lender will they add the VAT on to this to determine the build cost and hence borrowing amount? as some parts will be 0 rated? And others will be reclaimed post completion ?

I’ve had warranty quotes ranging from 10k to 17k! 😩. I'm building about 500sq metres but this includes large habitable loft space on third floor also. Warranty is a bit of a minefield, some companies ask for your expected build costs, other add there own valuation to what they think a professional rebuild cost would be (presume some fort of national average square metreage cost) so this also has a lot of variability.

Thanks, not under permitted development as in conservation area so all removed

Hi I am applying for a self Build mortgage and own the land. quotes for conveyancing are coming in around 2.5k mark just wondering what the comveyancing involves? as I already own the land searches etc are these still necessary? thanks

Thanks Wisteria i have a broker and we are working through the mortgage application. so far the lender has asked for quotes for warranty etc and solicitor details. They have given me an indication in principle for the lending i just wondered if I’d have a full mortgage before i have to fork out for the warranty and conveyancing etc as no point paying 10k for the warranty and other 2k for the conveyancing and then the bank says no

Hi we have full planning approved. we have made some amendments to our second floor habitable loft. Namely making better use of the loft space and creating another room from the wasted eaves space. i have also added a skylight to this room which will only be visible from a Birds Eye view and not ground level, this was previous going to be a flat area of the roof. these drawings are the ones we are moving forward with for building regs. Do I need to resubmit plans or ask for non material amendments? my architect states as the changes are mainly internal (bar the roof light not visible from ground) that we need to do nothing. i just want to make sure I don’t have any issues with building regs/council building warranty etc going forward

Hi I’m in the process of collating all my documents/quotes etc before applying for my full self build mortgage application. There are a lot more ‘initial’ costs involved with a self build ranging from initial costings/QS charges for the build/broker fees etc ive been quoted 2k for the conveyancing. and then we have approx 10k for the self build warranty. my question is when do I fork out for these costs. will I have a full decision from the mortgage company stating happy to borrow the money? Then engage in spending all these ££££ on solicitors/warranties/insurances? as I don’t want to be out of pocket if the mortgage company say not happy to lend for the project or I need to save more cash for my first stages on build

Hi Nod thanks for your reply, my for instinct is to go cheap as possible. will my self builder lender question the amount of cover I go for? For example I’ve submitting costings for my build circa £900k to the lender. if I was to get a warranty cover for say £900k (even though this is me self managing saving costs etc as using a turn key builder/contractor will be a lot more) finally will the warranty company ask for any more details once they give the quote? In terms of rebuild costs or is it a case of that’s the desktop quote purchase it and that’s that done. Ive also heard of some warranty company inspectors being very picky when doing inspections etc so didnt want to save a few pounds now and pay later during the build

Hi I’m the process of starting a rebuild and standing my mortgage. ive had a few warranty quotes some ranging from around 8k- £15k Conoanies have asked for varying level of details for quote, some asking for copy of the plans and contractor details etc others just asking simple questions like location square footage construction type etc. My current construction costs are coming out around the £1mill park. This is me self managing the projects and using individual contractors. (Also getting a really good and discounted price on the bricks). some of the warranty providers have quoted on a rebuild cost of £1mill others have stated professional reinstatement cost of £1.5mill. i already own the land. my query is, i want the warranty as cheap as possible as its there just so my property is mortgagable and secondly saleable if i need to sell in 10 years. thw valuation does it matter should I just go cheap as possible and get the best price ? or should I go all out and value the rebuld at max value and pay the extra few K many thanks

thanks for your reply, when doing the costings for the build and providing these to Harpenden what level of detail did you go in to? Was this all provided as a quote from the builders? And did they query this at all? Many thanks

Thanks for the reply, did you use a turn key builder? who did you use for the mortgage? im looking at project managing and having different contractors working for up to shell level and then internal fit out.

Will a costing spreadsheet from estimators online be enough for my self build mortgage application? To give a rough cost of the build

Hi I’m in the process of applying for a self build mortgage and need to get some costings which will be accepted by the bank. i have my full planning permission and my architect is working on building regs drawings. it will be a few weeks before the building regs drawings are ready. will I be able to get accurate costings from just the full planning drawings or will I need to wait for the building regs? any suggestions to a QS/online estimator that will be acceptable by the bank?

Thanks for your reply I will certainly have a look through your previous posts. did you use a particular broker for the mortgage with ecology or go direct. I too have heard positive things about ecology the issue may be the maximum lending is capped to 650k outside of London and I’m going to need around the £800k mark with my ten percent contingency. also if you visit the ecology website it currently states they are temporarily unable to accept new self build applications and you have to fill out a form to see if this changes.