PSC88

Even with the above we are looking at £500k plus for demo, foundations and fees which I believe is excessive.

To add some context, I’m building a property on a plot that’s been valued at £750k my build costs are coming out to be approx £1 million. My end value for the property post build was listed at between £2- £2.2 million. my broker has queried why the surveyor recommended a £1.8 mill rebuild cost to the mortgage company as she believes this may be an error particularly as he signed of the build costings at a 1 mill. I was surprised at the level of insurance cover required. £1.8 mill rebuild cover on a total GDV of 2-2.2 mill seems high. particularly as the land alone valued at £750k plus

Hi Im looking for recommendations for my self build insurance my surveyor and mortgage company require cover for rebuild cost for £1.8 million Most insurers online quote a max £1 mill rebuild cost protek are quoting me just under £4k for 12 months this seems steep any other recommendations or brokers?

Hi I am about engage a private building control company for my building control full plans sign off. i just want to make sure I have all the Documents they may request. -block plan -full scaled floor drawings, include cavity/insulation/ventilation info and steel and lintel info also windows. - detailed foundation and drainage drawings include foundation depths, block and beam info. -first floor joist drawings (provided by timber company L) -roof plan and timber joist drawings (provided by timber company) include weight bearing calculations etc - desktop ground survey report - SAP calculation report is there anything I’m missing here? im demolishing a bungalow (only built in 1992) and replacing with a house in largely the same foot print but extending on both sides. will I need anything else to get the building control sign off?

CIL exemption confirmed yes only conditions pre commencement were that materials to be discharged by council which had been done and tree protection fencing to be erected as per my tree protection plan

Okay got it! so I’ve read it states must submit the application and drawings attest one week before commencing work. so if I submit the drawings and commence demolition this is ok? if there are any queries with drawings /calculations i presume they will be in touch ?

I have not appointed the private building regs company yet stage I’m at 1) planning appoved 2) building control and materials drawings submitted. 3) self build mortgage approved and conveyancing commenced./CIL liability form approved (self build) 4) demolition notice submitted 5) contractor appointed and confirmed start date. 6) contractor provided info for private building control firm 7) gas/electric firms contacted to disconnect connections am ready to break ground?

Hi just hoping the forum can help shed some light on the building regs after full approval. i have full planning approved and then my architect submitted building regs. I was initially given a refusal on one of the discharge conditions on materials. i resubmitted materials and council provided an approval on the the materials discharging the conditions. Am I now good to go? Or should the council be providing some form of building control approval on the construction drawings? im not using my council for building regs im using a private company. im demolitions a bungalow so have submitted a demotion notice Many thanks

Hi just a query in terms of VAT reclaim for DIY self build. In have had metal railings/fencing installed around my plot boundary (bungalow to be demolished and rebuilt) these were installed about 6 months ago. after planning was secured although they were not part of the planning application. Installed primarily to secure the site as originally there was a large overgrown hedge/trees in this area which were removed as part of the planning process. my build is going to commence in about 3 months. will I be able to claim back the VAT on these once my build is concluded? the final part to my railing will be a motorised gate which we are not installing until post build to allow for access

Hi i applied for my full self build mortgage with ecology after getting a AIP. full application went through a couple of weeks ago and had a couple of queries from underwriters which I answered. have just received the payment link for valuation Does this mean the underwriting is cleared? it’s a large sum for the valuation and just want to make sure that once valuation cleared I’ll hopefully be getting my offer!

I am currently tendering for my self build, have an agreement in principle will a builders quote be enough for the costings? Or will I still need a full break down by stage/QS estimate ? thanks

Hi self build mortgages appear to stay a lot more fixed then standard reiss risk which change daily/weekly. can anyone who has taken out a self build mortgage in 2025 state what sort of rate they paid many thanks pardeep

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.