SuperJohnG

Where are you in Scotland? Value and size of house? And construction type?

It was something that Protek said - there were none in Scotland on their list. I think this would be the same for Selfbuildzone. That specific surevyor said that he had worked for a lot of the warranty companies, but Protek seemed head and shoudlers above the rest. Whereas the likes of NHBC will do their damnedest (Sp?!) to avoud paying, Protek were fair and paid up.

That's the point really - it's an insurance policy. So if the builder goes bust (or in most cases here where it's self build, no one to claim against) there is no need to chase them. The insurers pay out. Like a car policy...the insurer pays out, not the person who crashed into you. I've just had a lengthy chat with ProTek to try get the site audit fees down, but they can't as its based on whoever buds the job. I did get the name of the surveyor....who is based in Yorkshire, really nice guy. He has a campervan and travels round scotland 3 days a week every week doing audit's. There are no Scottish surveyors. He did try to tell me, very few lenders accept PCC's now...which is not correct, roughly the same amount of lenders (70) accept PCC's as do accept the Protek warranty. Selfbuildzone have around 120 lenders. My architect seems to be able to provide PCC's at around 100-15 a pop. and say 4 stages, which will get me my remortgage. It leaves me without a latent defect policy though, which I feel will play on my mind. I know others have said they have bought retrospective latent defect policies for much cheaper, but that is not what I am hearing from the warranty suppliers, they say it will be more expensive.

So a structural warranty is just that. A latent defects policy, just an insurance policy which you claim against in the structural defects, defects in materials etc. Saves you chasing a builder, or kit supplier or something legally which would be horrifically expensive and hard to prove. The structural warranty is made up of two parts: The policy itself, and then the site audit fees (oh and the tax.....). See my quote below: I had a great chat with another broker this morning and explained my frustration at this. He was actually really helpful, told me to just go with an Architects certificate..and sent me the links to what lenders accepted what structural warranties and also who accepted PCC's (architect cert). Protek - https://www.protekwarranty.co.uk/resources/lender-approval/ Build-Zone - https://www.build-zone.com/approved-lenders The CML website seems to be down so the link to the Architects Cert acceptance may not work right now - https://www.cml.org.uk/lenders-handbook/englandandwales/question-list/1919/

This was a similar thread. I'm now wondering if possible it might prove cheaper overall to get the latent defects policy on day 1 ( say 900 quid) and then get the PCC from your architect for the price of 4 trips to site, which should be cheaper than 1800 quid (in my case). @PeterW was it you who had the latent defects policy before? And was it cheaper? @the_r_sole you might have some input here?

@Mike_scotland Its a real PITA the whole structural warranty thing. I have read and read on here and if you never need a remortgage you don't need it. But for those of us who will (me) it's a bitter pill to swallow, architect cert is ok. But in reality it does not cover latent defects, hence it will get you the ability to remortgage (with some high street lenders) but only for 6 year. Then you are stuck for a wee while. A structural warranty will provide the cover for latent defects (but extremely unlikely to ever be used or if you did need it to be able to claim on it) but it will give you access to all lenders generally without hassle. I fully hate it and detest it as a tax on the those who are risk adverse. But I think I will pay it to have peace of mind. Mine is 2600 I think through protec. 900 quid for the policy the rest is inspection fees. Complete farce. (Runs away to review my approach on not using architect certs)

I have asked this very question to my engineer today. Last minute addition of juliet balconies (wife's idea id managed to dodge until now)...engineer needs to know details to add in, but of course I don't know details yet as I'll nees to acour Internet for weeks and pontificate over pricing and styles. Hence I sent him tow images of simalr systems and just asked if he can add generic details to secure either (then secure at the side of the window opening. Mine is a SIPS kit with renderboard hence similar. I'll let you know what he says this week.

This is a loooong thread (not as long long as that covid one though. ?)..and tbh I've dipped in and out over the last few days without paying real attention. Sometimes I find, on the forum, we can strive for assessing what others have done and their input to make a perfect decision where we have analysed all the data. When in reality you just have to go with what you want and feel is right for you backed up by some input from here. If you fancy ICF jump in...you'll not go wrong. It'll be fine and perform fantastically compared to 'normal houses'. Just about every house built by everyone on this forum will because we are all into it and thats our passion. From light reading ....if you have time to pour concrete and can be there labour or DIY ...ICF is a good way forward. For reference....I'm building a SIPS house with insulated foundation. Sure everyone worries about interstitial condensation at the soleplate....but it'll be fine....I'm sure. ?.

That is a cracker. As far as boulders go it looks pretty nice.....weird that isn't it.

Following with interest. I have a very good idea for adding led strips in steps pointing up the way in the vault in mine. I have attached the sketch I made in my onenote...when the idea occurred to me..late at night after drinking excessive amounts of wine. Thata a vaulted roof. One side showing the steps which would be hidden from view below but light up the roof further uo. Done with plaster in profile's. I'll make a proper drawing in autocad soon. Similar idea to temps middle pic above.

@patp These are all Timber frame Aluclad windows hence near zero maintenance as they are protected. If you have solid wood, you will still need to pint /protect every few years. I'd get Aluclad if you want no maintenance.

It does seem cheap to me to...but maybe right. Get it all in writing and it'll be fine.

I questioned the need for this and as you say, you are paying twice and it's just to save the council money. However one thing that was highlighted to me is time....if the LA are doing it, I was told (rightly or wrongly) I might be waiting a while. I paid £600 for my SER, I think a £200 discount is applied or similar. I agree it's a bit of a piss take, but it is what it is.

Just as a wee update to this thread. We had mulled over grey, light grey, pebble grey, maybe an Olive Grey. None were really hitting the mark. We'd ditched the black as we thought it would be too stark a contrast with the white render....however had a rethink and we are now going with RAL 9005 jet black, in a textured finish (Zyle Fenster windows) . Now that I've made the decision it seems to make perfect sense and really happy with it, feels good to commit to something like that and choose a bold option. I'll update the thread in 3-6 months when fitted, thanks for all the input.. On another note...looks like possibly a Poppy Orange front door....... We made a deal to try and not let ourselves go middle of the road with colour choices and to be bold somewhat, I think we might be going in the right direction....

are they dong the SER?

Just as a n interesting point, my design shows a constant floor level from garage in to house. I flag this with architect that there should be a step or a slope. But he has said there doesn't need to be, and has built many houses like this. Also it has not been raised on the building warrant comments so seems to be fine. I am however going to check this on the regs (we are in scotland FYI). Anyone else found this to be ok?

I'm in the same pickle currently. Building warrant will approve shortly. Kit on order (SIPS) and I was hoping to do my insulated slab in around 8 weeks and get kit up prior to Xmas. I have renderboads on exterior and cladding. Generally here in West Central Scotland. Up to December is fine, just wet. Jan and Feb are pretty miserable but not always freezing. I always planned to avoid winter, but it is what it is and to be honest I don't really want to wait till March. If I can get kit up roof and windows and roof done quickly I will be happy come March I will maybe do render. If.you don't get going straight away itll give you a good chance to line everything up over winter for prices and deciding finishes etc then ready to rock in march

Thats pretty cool though..... No pics from me here. But remember get a trap with an air admittance trap to stop the gurgling noise. Also mcalpine are generally very good traps, don't get cheap ones.

Remember that roof and walls will be different thicknesses as most put 2 layers on roof I think. In my budget i think i doubled it up to be safe, but still need to work out final numbers and specs.

dwg true view (Autocad's viewer) let's you do it. It's a free download. https://www.autodesk.com/products/dwg/viewers

Cant really provide any help but I just measured all my wall and roof areas using autocad from the architect drgs. If you have the drgs you could use a free package to measure the areas?

These prices seem really cheap. I guess the costs are somewhere in the labour with ICF?. Wish I'd maybe priced ICF for a comparison to my SIPS system.

Just to point you in good direction - I went quite far with Fleming homes, down in the borders, very competitive and good outfit, repsonsive etc. I would have chosen them if they did SIPS. But if you are TF I would contact them for a price. If you look up @Redoctober's blog he used them and reported well.

On the flip side here. IF it isn't going to cause any hassle by mitigating any of the risks above then it might be a better way to agree some cash and move forward. I have to pass through three fields to get power for our plot, three separate owners which was a worry. One if them is an organic dairy farmer.....hard times and low earnings. He could have asked for 10k and it would have stuffed me, but he hasn't. He just agreed and signed the wayleave and really helped me out, along with thr other farmer who owns the other field. Ill forever be thankful for them not being greedy. I know its a developer but worth thinking about it in that context

@Mike_scotland Just FYI. I'm currently using David Narro associates (Glasgow and Edinburgh) they are hired by my kit supplier (SIPSECO) to do the superstructure design costs are as per above which is included in my kit price. But I agreed to select them as they were happy to work with tanners for the foundation design and also do the SER sign off and didnt really bat an eyelid. Whereas lots of other didnt want to commit to that. They done my SI 3 weeks ago (400 quid) and will do the SER for 600 (might be 650). So far seem to respond quickly and quite diligent. SI report was delivered back within 2 days and have done foundation loads for me with 2 weeks. I can provide an update once they finish in few weeks if you like.