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LSB

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Blog Entries posted by LSB

  1. LSB
    As a literal self builder everything delays us, but we continue to slog away.
    There is a field where the footpath is going past our build as the farmer won't  clear the proper one.
    But, you know you are progressing when the church people on the palm Sunday walk all commented on how much we've done.
     
    Since my last update last summer (remember that - heat) when it looked like this.
     

     
     
    It now looks like this

     
     
     
    We had a pretty major disaster last Autumn when a 70 mph storm came right over the field and a wall came tumbling down.

     
    For context that's the wall by HID and dog.
     
    To say that was a low point is a huge understatement.
    Comments over the dinner table included knocking everything down and reinstating the stables.
    The corner was left but we just knocked that down as well and when it was rebuilt then we've only gone up to 5 blocks so it's not such a wind target.
    Obviously, in hindsight we shouldn't have built one wall so high with no support and we are now going up one layer at a time all round.
     
    This disaster also cost us lots in money as the 'wall' is now on the rubbish heap along with the lintels.
    I've not got any photos after it fell as I was just too peed off.
     
    We also lost another month because the BCO wanted some technical details of the slab confirmed by the SE as he was concerned that we didn't have the right grade of mesh and it turns out that this was a verbal discussion and I couldn't find anything written down.
    It turned out fine, but it took weeks for the SE to get around to confirming this.  It was only when I threatened to go to his office to discuss that they suddenly arrived.
    One corner of the site (not yet touched) is clay, everything else is sand and the SE had originally specced for all clay when the BCO said not necessary.
    The SE came to site and met with the BCO, but it was all a conversation with no official documentation.
     
    To replace the look of the barn we have a sloping flat roof and this middle wall is going to hold the joists for each side.
    These are 140 wide rather than 100.
     

     
     
    We are looking forward to having the temp window and internal door frames in place soon as that will really start to look like a house.
     
    We reckon that at our usual rate of progress that the walls will be up by end Sept.
     
    As we want to put the whole roof on at the same time we are going to put up temp joists to ensure that all walls are held together.
     
    Then we have a lot more concrete to break and the clay area to consider.
     
    Being a hands on builder can be satisfying, but it can also be very stressful and slow.
     
    Back again at some point in the future with another update.
     
     
     
  2. LSB

    Phase 2 floor pour

    By LSB,


    summer 2025
    Time moves on and so does the build, albeit much slower than most of the builds featured in blogs.
     
    Over the past 4 months we have dug out, cleared and prepared our 2nd phase ready for the groundworks, as in all the stuff that goes in the ground, costs lots of money and is never to seen again.
     
     The next wall to be replaced and the old roof to be removed.
    This is one of the original walls, but it only had 200mm foundation so was not saveable.
     

     

     

     
     
    Cleared

     
    Trenched,  this is where we had to get the SE to visit, he said we had clay and needed 2.4m trench originally.  The BCO visited and said 'you're having a giraffe'.
    A site visit was arranged between the two of them and 1m was agreed.  Of course this cost of circa £500 for a bit of paper from the SE to change the original drawings.
     

     
    Concrete pumping, these guys were brilliant and come greatly recommended.  I think G&J had the same peeps.  Certainly beats the previous trenches which we raked despite the extra cost

     


     
    Then we needed to dig down for the insulation and floor pour.  BCO cleared us to use our own sand for blinding.

     

     

     
     
    Then insulation, DPM, more insulation & mesh

     

     

     
    And the next pour, again with the pump, in 30 degree heat.  
    22 cbm of the stuff.
     

     
    and our new levelling tool, a bull nosed float, hired for £17 for a week, which gave much better results than our previous raked floor in phase 1.

     

     
     
    It will, of course, be screeded with UFH when we get to that stage, but lots of walls to be built first.
    And drains and windows and doors.
     
    As per one of my other posts we did have some blocks knocked over for the single wall by the pipe, but looks like that is because of light blocks and hot temperatures.
    We also had to keep some of the existing foundations and walls as this is a conversion so we need to sort our drainage with those.
     
    Talk again when walls are up, in about another 6 months probably 🙂

     
  3. LSB

    How long since the last entry !!!!!

    By LSB,


    Mar 2025
    I hadn't realised that my last entry was in Nov last year.  Where has the time gone.
     
    As with many self builds, particularly those on a DIY basis we have been very subject to weather slowing things down, not that it could be much slower.
     
    But, in fact compared with last year we have done loads.
     
    The NOT wall (the side of the barn that was open) is now a wall.

     
    This wall is 16m long, with 4 lots of French door gaps.
    double skin block with 150 cavity and 4 heavy lintels.
     
    It then turns the corner to head south.

     
     
    We also had a big overgrown bank which we dug out and cleared.

     
    Then out next door farmer came and took away all our soil spoil which we didn't need for some holes in his field.
    About 40 ton we think.
    And in the process flattened the bank.
     

     
     
    I then planted a hedge and seeded the bank.  
     
     
     

     
    Inside what was the barn we have started digging down, in total it needs to go down 500mm so this is just a start

     
    The back bank needed digging back to allow for the digger for drains when we get to that stage.

     
    And finally in March we've started taking some of the remaining roof off, to be the stables roof in due course


     
     
    Hard to believe this has gone from bog to beach in a couple of months.
     
    Once the roof is dismantled then we can start with the trenches for phase 2 of the build.
     
    Thanks for reading.
     
    See you next time,.
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     


  4. LSB

    Some progress - at last

    By LSB,


    first roof
    Once again it's been much longer than it should have been since I last posted with my last entry being July, wow where has that time gone.
     
    Back then we were building the walls for phase 1 and installing the window and door lintels.
     
    Back then it was warm, unlike now and building could be done in shorts and T shirts
     
     

     
    Once these walls were built then it was time to think about a roof, even though it is going to be a temporary one for now as the whole house will have the final roof at the same time.
     
    This part of the conversion is designed to look like an extension as it did on the original.
    So, the South wall is higher and this 'hooks' on to it.
     

     
     
    We also have on-site building inspectors checking out their new home

     
    Then we had to start getting the rafters in situ, allowing for the overhang on the sides and end.
     
    The roof 'ladder' was built from the wood that was used to line the windows whilst building.
    These did take a long time as the roof is 4 degrees so slightly sloped so each block of both cavities times 2 had to be cut to the exact size required
     

     

     
    The weather wasn't always kind, but we did have some visitors to check out what was happening.
     


     
    Eventually, it was finished with the temp roof on.

     


     
    Windows covered for now as this will become our storage shed for a while
     
    During this time, we also had to move the stables.
    From this, already part demolished, not sure where the original pictures have gone.

    To this

    to this, luckily moved by a local farmer.
    Not sure when the horses will have them back though.

     
    Next is to start on the East side of the main part of the build.
     
    Originally our SE said that we had to have 2.4m deep underpinning foundations.
     
    But, our BCO had on on-side meeting with the SE as he felt this was over the top.
     
    We dug some example trenches to show what the soil was.
    He agreed with the help of the dog that it really is sand in this area.


     
     
    We do have some clay further on where we can have stepped foundations
     

     
     
    But he has agreed that we can have 750mm where it's sand so we are doing phase 2 which will be the office, master, bathrooms and 2 bedrooms.
     
    It will be the plant, another bedroom, family room and pantry which need deeper foundations.
     
    We have started digging out for the 2nd phase so will post my next update in due course.
     
    Thanks for looking and good luck with your builds
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
  5. LSB

    Been busy even in the rain

    By LSB,


    Jul 2024
    Over the last couple of months we have made steady progress.
    But, I've been very remiss in taking photos.
     
    Last time I posted we were busy building up the walls in phase 1.
    It's now ready for the lintels, which we waiting a month to be delivered.
    This one requires some blockwork changes as the overhang is over a block joint.
     
    This is the inside looking North looking down over the valley.
     

     
     
    This is the outside looking in, again some block changes needed.
     

     
    We used thermally broken IG lintels, which were on a 4 week lead time so to fill some of the time we have been prepping for phase 2.
     
    We realised we didn't have enough space for concrete lorries and storing the spoil so we moved the soil spoil heap further into the field.
     

     
    This doesn't look much, but it took 3 days and countless repeats of load dumper, move and tip, and repeat !!!!
     
    We've also moved into one of the horses winter fields, but we will return to a field when we've finished.
     
    Apart from putting block on block and repeat we've bought a few items at auction.
     
    We got some windows that are exactly the same model as we are ordering, maybe not the exact size, but we can make them fit.
     

     
     
    Of course the cill will be replaced.
     
    We also got a lovely sink for the utility room.
     

     
     
    For the first time in months we are dry on site, not sure how long it will last.
     
    At the moment I'm trying to order the posi-rafters for phase 1, but I need some input on a beam from the SE who is being very un-responsive.
    We've realised that we have a beam on our SE drawings which say 'B3' and no details.
    He initially responded saying it could be either an RSJ or a flitch beam, but that was 2 weeks ago.
    I was told last week that the rafters are also on 4 weeks lead time.
     
    Once we have those then we will be putting some of the barn roofing on as a temporary measure as we'll get the whole build roofed at the same time.
     
    I'm horrified at how little we seem to have done, but as I'm no longer working at home I think the work force (hubby) may be slacking 🙂
     
    More soon, when I have some proper progress to show.
     
    Jill
     
     
     
  6. LSB
    After my horrid time earlier this year I am now going to post something more positive.
     
    As of yesterday, I was offered a job, not ideal (is any job ideal), rather than working from home I must go to the office which takes 40mins each way and hubby is disappointed that he will be left on his own all day.
     
    That said even with time out for funeral 250 miles away and wet, wet, wet we have progressed.
     
    Some pictures.
     
    hardcore & binding (take 2 after previous issues)

     
    now the expansion foam around the sides

     
    The heave protection next

     
    then taping

     
    next was the rebar

     
     
    here is the pour on top of the rebar - 200mm

     
    drying concrete slab with no hint of everything underneath, typical building, lots of expense and nothing to see.

     
    the first row of outside blocks added showing the cavity

     
    first blocks over DPC

     
    with all the rain we have created a bit of a swimming pool

     
     
    It was at this point that we purchased a puddle pump as hubby really didn't like having to kneel and build low in water
     
    going up with some windows & doors framed

     
    insulation going in

     
    joining the existing walls to the new part

     
    this is where some of the kitchen cabinets will be hung, so although internal we are using heavier blocks to take any necessary weight
    On the left hand side you can see part of the existing barn that will be staying.
    The roof is currently being held up with barrels and wood
     

     
     
    building from scaffolding is a real milestone, makes it seem like we are getting somewhere.

     
    To protect the insulation, we have the original insulation from the barn roof cut up to provide a 'roof' over the cavity.
     
    Having made the frames for the remaining to windows these need to be placed in situ for building around.
    This area will be our front hall and snug.
    Of course, the front door will only be used by visitors, but we will go through the hall internally to get into the snug.
    With all the cavities it is smaller than I hoped, but with all the insulation it will be much warmer than our single skin house.
     
    Hope you enjoy the pictures, next time I hope to be at lintel and wall plate level, but we would like the weather to improve.
     
    Thanks for reading
    Jill
     
     
  7. LSB

    new year - it was supposed to get better

    By LSB,


    Jan 2024
    I really hoped that now we are progressing after our suspended floor saga that things would get better, but something somewhere is determined to make sure that doesn't happen.
     
    The only change is that this time the things that have gone wrong are not build related.
    Firstly, my brother, only 63, died of a heart attack with no history of problems.  I spent 5 days with him and his wife / kids in intensive care hoping against hope that he would pull thorough, but at 6am 6th Feb his heart gave way for the last time, no more restarts,  RIP Alan 😞
     
    Just before that, 6 days before, I got told that I've been made redundant, as the only breadwinner that's another major blow, the build funds are sorted, but we still need to eat and pay the bills and run the cars.  So, forget build PM I'm now looking for a job that offers enough for us to live on.   The only snifter I've had would be a 20k reduction in pay with an hour's drive each way and 24hr on call once every 4 weeks.  I may be desperate, but I'm not that desperate yet.  The trouble is I'm in my 60's so although age discrimination is illegal you can't prove it's happening.  But, with ALL the experience on my CV it shows that I'm not just out of uni.
     
    Right, back to the build.
    In December we had just got the details about our suspended floor.
    It had to have a bearing of 130mm, plus 20mm expansion foam, plus shear links.
     
    After much huffing and puffing it was prepped and ready for inspection.
     

     
     
    The BCO came out and just said yes with no hassle and went on to talking about the other parts of the build and our future under pinning of the back wall.  He was really helpful and has even sent a message to the SE saying that he feels that 2.5m deep foundations is over the top with our sandy soil.  He wants us to dig two trial holes of 1.5m deep and then have a site meeting with BCO & SE to discuss what we really need.  He feels that the SE is being over cautious bearing in mind we are converting the barn into a single storey bungalow when there have been no issues with the existing barn over the last 70+ years.
     
    This will all happen about March as hubby is going to build this 'room' first.  This will actually be our hall and snug.  The above is the inside wall of the cavity wall up to DPM.
    As I speak the mostly external wall is finished although the bit nearest stays internal as that borders the kitchen.  I wanted a 'proper' wall for hanging a sliding door and kitchen cabinets.  It was already a separate space when it was a barn so it is a bit like an extension.
     
    The long awaited concrete pour happened, at one point it looked like they might not make the slope as it was raining, but after a lot of slipping and sliding they got there.
     
     

     

     
    bit of a wet day for it, but all dry now
     
    The only other thing we did this month was buy a block saw at auction (for not a lot of money), it needs a new engine as it's been stood outside for years, when hubby took off the old casing it was obvious just how long.
     
    This is how it arrived
     

     
    and this was what was under that casing.
    I wonder how many years the birds were nesting.
     

     
     
    We actually got 2 for the price of one, when we got to the auction to collect they said, oh there were 2 of these in a lot.
     
    So, hopefully we can make a bit of money by cleaning, replacing the engines and servicing.  These beasts are seriously expensive to buy working at about £750.
    Hubby has worked with a company in the paste who are going to do the work for us and refurbish so we should end up with at least one working machine for less than £250.
     
    I've not been able to work for over a week on the build and we stopped for 10 days over Xmas so a very short month.
     
    Once again, I'm just hoping next month will be better, but somehow I'm losing hope on that front.
     
     
     
     
     
     
  8. LSB

    30th May 2022

    By LSB,


    Try again
    Well 6 months on and once again the only progress is paid work.
    After all the disappointment over the issues we have been pretending that it's not happening.
     
    We came up with a list of options.
     
    Give up totally and clear the site 
    Return the barn to stables
    Sell as it is
    Sell barn and our house so we don't have to watch someone else do what we wanted to do.
    Hand over to a building company even though we can't really afford to.
    Try and progress slowly.
     
    We tried this, but none of the groundworkers who visited would even give us a quote and just stopped responding to us, so obviously just too much hassle.
     
    So, final option seemed to be start again and try for planning for a knock down and rebuild.
     
    In the end this option is the direction that we are trying to go in.
    I had some very long conversations with the architect, same company, but different person who is much more experienced in Class Q.  Slight issue, he is based in Exeter and we are East coast.
    But, discussing the situation, taking into account the increase in materials, the lack of builders and the general issues he said he would send us through some ideas.
     
    I also sent him some drawings that I did using some software explaining to him what we would really like.
    He sent back his costs based on his ideas, but I explained to him that I have been thinking about this for many years and I am very happy with the curtilage, the location of the build and that I don't want a bigger garden or house come to that.
    All these things would make planning more tricky, as I said to him, I want to start from scratch, but in exactly the same spot, with the same size garden and the same outlook.
    So of the reasons for this were to hopefully make potential planning easier as it will be replaced a barn rather than building a new build in a different spot in the countryside.
    I also pointed out to him that his company had already done drawings similar to what I want so that should make their job easier.
     
    So, after our 'talks' he came back with a preliminary cost schedule, reduced by £500 and excluding full building drawings until after he has planning on the slightly modified current drawings.
     
    So, now more waiting whilst they prepare the first draft.
     
    Hopefully, it would be too long before we can actually get going on this build.
     
     
     
  9. LSB
    Our tale of delays and woe is competing even with @pocster for time taken
     
    From Oct - Dec progress has one again been delayed by weather, flooding, cold and in all honesty a bit of incompetence on our part meaning we are further back than when we started.
     
    This period started well enough with the trenches for foundation filled ready to start building walls.
     
    After digging down and down to the required depth (or so we thought) we started to place the cellcore ready for the mesh / concrete.
     

     
    Most of this had to be done by hand as we somehow managed to build the walls before digging deep enough for the hardcore and blinding and couldn't reach lots of it with the digger.
     
    The cellcore and mesh were laid 
     
     
     

     
     
    Then this hit - storm babett
     
     
     

     
     
    our road and the site were totally flooded and the work from the previous day ruined
     
     

     
     
    After waiting for it all to dry enough BC came out and said wrong, wrong, wrong.
     
    We had mis-read our plans and somehow forgotten to suspend our suspended floor and to add even more woe we hadn't left enough bearing space on the foundations for the mesh to sit on.
     
    Cue 4 weeks of SE, BC and the associated costs.  To be fair they were both really helpful at trying to sort out what was our mess with the least upheaval to us.
     
    Then partially fill the hand dug hole, thankfully only one room not the whole house and having crushed 104 tons of concrete hardcore isn't in short supply.
     
    In the end we had to knock down what we'd built and get agreement from SE & BC that we could use Shear Links between the mesh sheets and have any overhang of 150 instead of 200.
    I hadn't even heard of Shear Links so sourcing them was fun as neither had any of the main BM's.
    there are also many different shapes, we needed shape 33, like a paperclip
     
     

    So, amended drawings, shear links, time and everything else leads, once again, to more cost and more time.
    It's also rained so much in the last few months that any progress was hampered.
     
    We are still not back to where we were, the blinding needs whacking again so the cellcore can be put down again, the mesh needs placing again with the shear links, the walls need rebuilding to DPM and BC needs to inspect.
     
    Then we will be back to where we were 2 months ago.
     
    One day, I'm hoping to do a blog entry where everything is wonderful  🙂
     
    More in a couple of months.
     
     
     
     
     
  10. LSB
    So in the last couple of months we've moved on quite a bit for us.
     
    We started on our next section of the build, to be the snug and entrance hall.
    This is the sticking out part of the 'L' of the build.
     
     
    We removed the roof covering some time ago, so at the start of July it looked like this.
     

     

     
     
     
    Then the 4 layers of floor and internal walls were broken down
     

     

     

     
     

     
     
    Then the walls came down and trenches were dug and filled up again
     

     

     
     
    Sometimes with building it looks like we do loads of work and then cover it all up again
     

     
     

     
     
    Once that was set, we started on the foundations and while we had access we had to build out the floor to the correct level for everything that needs to go in there.
    From the DPM we had to go down 650, almost as deep as the foundations at 750

     
     
     

     

     
     
    While we were going down and starting to build the walls back,  we had 100 ton of this.

     
    Crushed by this beast

     
     

     
    He was worried about our Suffolk Hill, aka a small slope as his machine is 24 ton and totally home made
     

     
     
    using his built in pecker for some of the tough concrete
     

    crusher.mp4  
     
    So, quite an active couple of months.
     
    Next is to build the floor in what will be our snug and hall, first hardcore with blinding sand layer (wackered down), then cellcore as we have some clay, then 2 layers of mesh and the concrete pour.
    The mesh and pour needs to be inspected by our BCO.
     
    Till next time
    Adios
     
     
     

  11. LSB

    Wall A & B1 up to damp course

    By LSB,


    May2023
    As many on this hub are aware DIY self-build is a slow and sometimes lonely process, particularly when you are a novice.
     
    HID knows how to build, but he's never had to make the plans or decisions previously, he's just been told - dig that trench, lay that foundation etc. etc.
     
    So, we are finding having to explore in depth every step is time consuming and pretty tricky and there is no one place with all the details.
    We don't know what we are looking for - how do you know what to look for when you don't know what you don't know.
    I'm an avid reader and have read dozens of building books / magazines / articles etc. etc.
    But, they all assume that you are just looking for interest and that you are just going to hand over to 'an expert'
    This includes the architect, SE, BC
     
    In the last month it's been;
    How to lay DPM for level thresh-hold doors.
    How do level thresh-hold doors work
    How do you leave the cavity under DPM, full or empty
    Then there are the cavity closers, closer clips, cavity trays, level thresh-hold drains.
     
    And, other things that I can't even think about at the moment.
     
    But, all that aside we are progressing
     
    Trench filled

     
    First layer of foundation blocks

     
    2nd layer of foundation well underway with the brick level lower to allow for the level thresh-hold doors

     
    DPM put down , with blocks on to stop it blowing away as it doesn't stick to the mortar, another thing I didn't know that it's just held down by the wall above.
    This one also doesn't show the 2nd membrane for the inside which is now there and rolled up.

     
    Two of the temp door frames in situ, built from old wood from the barn

     
     
    and last for now, the start of the internal wall, the right hand end carries on to join another wall which needs underpinning and a padstone, hence just keep out the way for now.

     
     
     
    Next steps are more frames as 4 doorways along this wall,
    Carry on building the internal wall up to lintel height
    Then insulation as the external wall goes up.
    And the cavity closers of course and lintels.
     
    This wall (wall A) has been very straightforward as it never existed, it was the open side of the barn, there are also no drains here, just 4 doors.
    This carries on around the corner (wall B1) which is also new, but that then comes to wall B2 which already exists and needs underpinning.
    Progress should be quicker now, until we find out what we have forgotten and we get to the existing walls.
     
     
  12. LSB

    Breaking up and Building up

    By LSB,


    July 2023
    I just noticed that my last entry was 1st June and now it's mid August.
     
    Where does the time go.
     
    Once again we've lost time on the build, HID did too much breaking and hurt his back and we got a new puppy who is a huge time waster.  Although I WFH I also have to visit clients so quite a bit of puppy sitting going on.
     
     
    Then there has been the weather, total opposite of last year.
     
    So, down to what has been done.
    The first main wall is now up to lintel level.
    First all the door frames

     
    then the inside skin

     
    This one has the external wall on one part and the insulation so is covered.
    HID has found fixing the string levels tricky, hence some of the early blocks are not totally level, but improving as he goes through.
     


     
    We have also been breaking up the floor of the hall & snug to be

     
    Layer 1 already gone, now layers 2, 3 & 4 to break and clear as well as knocking down the 2 internal walls that are not in the right place being corridors to feed the pigs.
    Also lots of drain pipes and heavy duty foundation concrete.

     
    getting there

    done
     

     
    and digging on the other side to start prepping for under pinning, the current foundations are 200mm
    They need to be min of 500 and possibly deeper, until we get to good ground as agreed by BC
    The nearest soil is definitely showing hints of clay.
    of course we have an issue though, if you look just above puppy, you can see the drain culvert, totally buried in concrete.
    We knew that there was a drain, but how deep is it and how much effort to dig out

     
    The other necessary task was clearing the space for the water pipe trench.
    After booking the water they came and inspected and showed us where it joins us.  That turns out to be behind the long shed so we had to clear.
    Not as bad as ScottishJohn, but a small area similar that I can't find the photo of, but completely covered in brambles and a sloping bank dug out to be level enough for trench digging.
     
    Anyway this is the after
     

    the pile of bricks turned out to be an old culvert, we dug out brick by brick to 1m then just decided not to go any further.
    It was solid laid bricks about 1m square, so not a well as solid and not foundation as nothing there, but laid properly so must have been for something.
    The sheds on the right are storage from the last 20 years and will need to go as that will be our driveway as we don't want to share the existing one .
     
    We are holding off digging the trench until we get and answer from OpenReach about their ducting as we want to lay that and both water pipes in one trench.
    NSW water are happy to see photos of trench and pipe and they realised that digging all 120m trench will probably collapse.
     
    When you note what you've done in a 2 month period it has changed, but it's not much for that length of time.
     
    If it does continue at that rate then I reckon about another 4 years 🙂
     
    Thanks for reading.
     
    Jill
     
     

  13. LSB

    Wish I'd known everything that's needed before building

    By LSB,


    The build progresses - or maybe not
    I am in the state at the moment of wondering why......
     
    I never realised it was going to be so complicated to get all the paperwork sorted just to lay some blocks with holes in for windows and doors and a roof on top and preferably some heat, cooking and washing facilities, but I would even have considered giving up on those at some point.
     
    Due to the complete lack of time we decided that the builder (HID) would take voluntary redundancy and early retirement and then build the house himself.
    Trying to do this evenings and weekends was just impossible with us both working full-time with an hours commute each way, no home working for us.
     
    So, in a few short weeks I'll be the bread-winner thanks to a new job (home working) with more money and HID cashing in a pension policy and HID can build full-time.
     
    Or, so we thought.
     
    We have planning
    We have SE drawings
    We have BC drawings - or so I thought.
     
    I contacted our appointed BC (private) and he said great, but can I have ..........
    This is before we can dig any trenches even.
     
    I know that we need to make the decisions on windows, doors, roof, floors, insulation, fire control and engine turning circles and access, water, power as well as many other things.
     
    But, I didn't realise that some of this is needed before doing anything.
    We do have the foundations specified and have sourced blocks, concrete etc for that.
     
    So, it's back to the architect to find out about the rest of the BC drawings, apparently what he sent was the overall plan, not the details and to get those we need to go back to the SE with some questions.
    It seems that there are lots of books out there for self building, but none of them cover all the preliminaries that are required and we just didn't know.
     
    The site is prepped, we have got quotes from builders merchants about blocks, concrete suppliers about concrete and pumps, looked at U values.
    Also, ASHP, MVHR, UFH, and countless other acronyms, but not signed anything.
     
    As a barn conversion we have to use as many existing walls as possible, but we do have 1 1/2 sides that never had a wall.
    I stupidly thought, well we can build those up and then continue on the existing ones that need underpinning, seems that's not how it's done, why not.
     
    So, it's back to the drawing board, literally, so work out what I don't know that I need and get it somehow.
    It's also frustrating that all these professionals have the luxury of working Monday to Friday so when I'm free they are not and when they are free I'm working.
     
    Good luck to all you self-builders how there and hope you have more luck than us.
     
     
     
     
  14. LSB

    At last we have take off

    By LSB,


    Apr 2023
    Well, it's really happening.
    HID left work last Friday, spent the weekend fixing the horses fencing, but it didn't matter as he can now work on the build.
     
    I've created a very detailed project plan for his for 3 days and intend to keep this going as he works much better this way.
     
    This will approximate timings which will no doubt go out the window.
    We did have an issue last week, he had dug a trench, we had torrential rain and one side fell in, some of our soil is very sandy so fine to build on, but need almost digging, inspecting and filling in one day.
     
    He has today dug the main parts of the first trenches and BC are coming Thurs am to look with concrete coming Thur lunchtime and then BC coming back later to look at this as he's got a local inspection as one of the local mansions for a few hours.
     
    Still lots to do for this, one end needs to be shuttered to allow for the underpinning, we need to fence the area for safely before someone (probably me) falls in.
    We need to put level markers for the depth and check if any of the sides need supporting.
     
    Luckily the weather is supposed to be good this week.
     
    Not a very big update, but so excited to be doing something except pouring over reports and plans.
     
     





  15. LSB
    I haven't posted to my blog for a couple of months, mainly because we haven't been able to progress until we got the Structural Engineers report.
    This was promised in 2 weeks and ended up taking 10.
     
    I now suspect that this was because they didn't want to tell us the news.
     
    Our build is a barn conversion so we've had to jump through lots of hoops. ,making lots of money for other people.
     
    But, particularly for the SE, first it was the report where they said to planning that the barn was convertible.
     
    Then the 1st phase ground contamination report, no issues there.
     
    Planning approved with condition of phase 2 contamination report.
     
    So, back to the SE to do this, no problems with that.
     
    Then we started preparing the site, documented in previous blogs, we did this thinking that it would benefit us with the SE report to get the building regulations drawn.
     
    How wrong we were.
     
    One of the limitations of the barn conversion was that one side of the building can only be 2.2m high.  We worked around this by designing rooms so it wasn't needed for walking.
     
    Yesterday, I received the report, only to be horrified to see that this low side of the building, 2.2m remember, needs underpinning foundations of 'at least' 2.4m.  How can a single storey build possibly need foundations deeper that the height of the building.
    The opposite side is 3.15m high to the roof, here the SE say we only need 1m deep foundations, figure that out.
     
    The soil is not clay, not sand, there are a few 3" elm trees that are being knocked down so no large roots.
     
    But, it gets worse,  they say that this must be done 1m at a time, doing 1st meter, then 3rd meter, then 5th meter, then 2nd meter etc.etc.
    This particular wall is 25m long.
     
    They have no issues with the existing internal walls.
     
     
    I've never been so glad to be stupidly busy at work to take my mind of this fiasco.
     
    So, what do we do.
     
    The thoughts I have are:
     
    1. Can we knock down the back wall leaving the rest and build only 1m deep like the wall on the opposite side,  but I would still need to get planning.
     
    2. Do we write off all the work we've done and all the money we've spent (lots) and try and get planning to start from scratch with a kit house.  It would have to be self build though due to the extremely limited funds available.
     
    3.  The long wall splits into utility, 2 x bathrooms, 3 x bedrooms and a pantry.  Do we knock down the wall for each room and then rebuild it bit by bit and with what foundations.
     
    4.  Do we start on the high side of the conversion and work backwards ignoring the problem for now.
     
    The sides vary from 1m front to 2m foundations at the back.
     
    The most disappointment I feel is that the SE passed the building as fit to convert, including digging holes to look at the existing foundations with no mention of anything like this.
    I don't know if it makes any difference, but the original SE was probably about my age, in his 50's, whereas the recent one (same firm) was barely out of nappies and didn't want to talk to us when he was here to discuss anything.
     
    What I have done is:
     
    a. Requested a meeting with the SE and his manager to ask why so deep and about a new wall.
    If we can knock down the wall and put in 1m foundations then that is manageable as with the digger we can knock the existing one down and dig the trenches before getting a groundworks crew to do the rest.
     
    b. Started compiling an email to send to the planners, but with the current situation I don't think I will hear anything.  Also, I'm a bit wary, if we say what is required can they pull our planning and still not allow us a new build.
     
    c. Started looking at some kit companies who provide self build kits to get some ideas of costs.
     
    The one thing that we cannot do is dig down 600mm x 2.4m a meter at a time.  Maybe a groundworks company could, but at what cost for what, in reality, is a tatty barn which, if we could have got planning we would gladly have knocked down and crushed.
     
    I spoke to the planners after we got planning to ask about this route and we told that we had no chance.
     
    Here's a little reminder of the layout.
     

     
    The wall is the bottom one up to where the ensuite wall is and the top of the WC on the left.
     
    I now feel so demoralised, building is stressful for many reasons, but I didn't expect it to be quite so impossible.
     
    Time for whine I think ?
     
    Enjoy the heading picture of the kittens, to cheer me up.
     
     
  16. LSB
    During August we focussed on clearing the exterior of the site to allow for easier access for future work, such as laying drainage and installing electricity.
     
    This was the back passage when we started, at the end of the winter before all the weeds started growing.
     

     
    and this is after most of the roof is gone and the bank & retaining wall are cleared.
     


     
     
     
    In the south west yard where the electricity pylon is, this time in the middle of winter.
    This was what it looked like.
     

     
    during the clearance, lots of mess
     

     
     
    and now, getting ready for the electricity to come from the pylon.
     
     

     
     
    We need to do a trench to within 1m of the pole and still need to dig up the yard, but as that is thick concrete that's going to be quite a bit more effort with the breaker and digger.
     
    Aside from that we reduced the size of one of the openings in the barn to allow for the pantry, something I have now and can't do with out.
     
    After knocking out the half blocks, this also shows how the back bank looked before it was dug out, lots of bracken.
     
     

     
     
    and now reduced in size.
     
     

     
     
    What does Sept bring, well I don't know yet, block work to build up the internal walls I hope, but HID has a bad hip at the moment so moving and lifting blocks is a bit beyond him at the moment.
    So, we shall see.
     
    Have fun and 'see' you next month.
     
    Jill
     
     
     
     

     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
     
  17. LSB
    This blog is for me to look back over time to see how things have changed and to assure myself that we are making some progress, albeit very slow.
    I appreciate all help and friendly comments, but appreciated that this is not an exciting blog.
    Looking through my diary for the last month it seems to say, work / work / work and not on the conversion.
    Moving to a new factory seems to entail lots of extra hours.  Good to add some OT to the budget, but by the time the taxman etc. have their cut it's not as much as hoped.
    Anyway, this weekend 7th / 8th August is the server move which means the rest of the office staff can move so one more busy week with them and it should slow down.
    The factory is a different story, but that's not my responsibility.
     
    Anyway, back to the conversion.
     
    After looking in more detail when replacing some blocks we realised that the crack in the middle of the long back wall went from top to bottom and was not level, but luckily hadn't cracked the somewhat limited existing foundations.
    Thanks to BH and advice we went from the plan to stitch to removing the whole section to replace.
     
     
    So, from this
     


     
    To this, and hopefully soon the gap will be no more.
     

     
     
    To provide access for drainage and just add more space on the back, which is south facing, we have been removing rotten sleepers and the steel girders which held them up.
     
    This picture is back before everything started growing, now the whole bank has been covered in bracken as you can see in the picture above.
     
    So again, from this
     

     
     
     
    To this, which will ultimately be retained by gabions and cleared the whole length.
    Getting out all the tree stumps, rotten sleepers and metal girders is quite a labour intensive task, thanks for diggers.
     

     
     
     
    As of 2019 this stretch was completely impossible to get through with lots of weeds and tree branches growing through what is now our windows.
    I didn't think at the time to take any pictures, but I'm beginning to become part of my children's generation and trying to remember to take photos daily of everything that does and doesn't move.
    Not something that was ever done when I was young.
     
     
     
    So, onwards to August, building up the gap, extending some internal walls and if we can get a floor saw then breaking more concrete, hopeful at an auction tomorrow.
     
    Good luck to everyone on their build and back at the end of August.
     
    Jill
     
     
     
  18. LSB
    Well despite the light evenings progress has been very limited during June.
    I've been working 8-6 with an hour travel each end, then with the dog to walk the horses to sort out and dinner there has just been no time.
    I've also been decorating in our house, which needs to be done because we have visitors in a couple of weeks.
     
    HID has been more productive, but as we have our separate roles he has been held up as well.
    Just outside the end of the barn when we were trying to dig out roots we hit some rubble.
    We thought it was a couple of stones, but it ended up being tons.

     
     
    The hole we started digging had lots of voids which we were worried about, particularly as this is exactly where the drainage pipes were supposed to be going so these had to be removed.  Some of them were too heavy the the digger to lift so they had to be dragged.
     
     
     

     
     
    In the end we had a very large hole, but with digging out the floors we have enough to fill it, it's just hard work.
     
     
     

     
     
     
     
     
    One of my jobs is racking out the floors to get them more or less level, but I keep finding more rocks buried as part of the sub foundations.
     
     

     
     
     
     
    So, we thought, let's use the digger and dry the dumper in.
    Started well.
     

     
     
    What we didn't consider was that when the front goes down, the back goes up.
    Dumper well and truly stuck.
     

     
    As we didn't want to empty it to move again we ended up raising the roof with props to get the dumper out.
    Really stressful as I was worried we were going to pull the roof down.
    Not trying that again.
     
    Now we've knocked down the middle walls that are not supporting anything we wanted to start removing the corridor which is sloped as it, obviously, needs to be level.
    But, once we started we realised that even the lowest bit is 8+ inches thick of solid concrete.  Plan B needed.
     

     
     
     
    We think that it will be a frame and level.
    I'm now hoping that the rest is as thick as it will certainly be solid and stable.
     
    We do need to remove the kerbs either side and there are some drains which we need to investigate and probably fill in.
     
    this floor is the base level from which everything will be built which means that the other corridor, which is 6" higher needs to be removed.
    HID is planning on hiring a cutter to do some of it which will then allow him to dig it out.
     
    So, a non productive month all in all.
     
    Hopefully July will be better, although I'm still going to be very busy at work.
    But, HID is currently in Slovakia for work so has to quarantine at home for 10 days.  So, apart from checking emails and taking calls he plans on spending lots of time on the build (demolition).
     
    Looking at the barn in detail we still have so much to do just to take it back to basics.
    Then the SE will be out so the BR drawings can be finished.
     
    This building lark really is a lot of effort ?
     
    Thanks for trawling through, if you've made it this far and next update the end of July.
     
     
  19. LSB
    Over the last month we've spent most of our time continuing to take parts of the barn apart whilst repairing some bits that need to stay.
     
    What's brilliant is that all the fibre cement roofing which contains a small amount of asbestos is gone.  The skip company delivered on Friday and collected on Monday and after seeing it all wrapped said it was very good and we didn't need to wrap the skip as well.

    We've pretty much finished clearing the back sheds, although there is still quite a bit of moving from A to B with no real idea of where it is going to end up, such as 8 farm gates that I will need in the future, but am not sure where to store.
     
    I spent a number of days moving rocks, where are the chain gangs when you want them, these are ones that can't be reached by the digger.
    I also knocked down an internal wall that we don't need, this means that 2 sheds become 2 beds and a bathroom.
     
    I also removed a number of broken blocks and HID replaced them with new ones.
     
    Then HID started digging out the floors and I got to clear, sweep and drive the digger.
     
    I'm also revisiting my plans to measure again, thinking about windows and drainage.
    In my online plans I've added furniture to see how space works and the best place to put doors.
     
    With all the comments about price increases I'm thinking about ordering some items sooner than originally intended.
    As physical self builders this project is going to be a few years, yet if I wait then we might end up with boarded up holes and no glass, nice and warm I guess.
     
    Next month is going to be much of the same as will the following months with a lot of floors to be dug out.  The digger cannot break the concrete so we have to use the breaker to start and then lift with the digger.
     
    Last month I bought an Aldi wacker as they seemed a good price.  It will be a long time before it's needed though.
    I can see all this clearing is going to lose my interest long before it's done, but doing it ourselves is literally the only way we have any chance of affording this build the ways things are going.
     
    Well I guess it's back to the grind.
     
    And, thanks for all the help and answers that I have been getting from BH.
     








  20. LSB
    Over the last month we've spent our time removing bits from the barn that will either be returned, replaced or disposed of depending on there condition and the LPA requirements.
    This means that the yard is filling up so deliveries and other storage is now being put in the fields.  That's okay with a very dry April, might be more tedious if we have a very wet spell.
     
    I removed the roof from the barns where there was a low ridge height, but that also included the insulation (lucky piggies), rafters, joists, wall plates, lintels (angle iron), gutters and fascia boards.  This resulted in a number of bruises from hammers, crow bars and wood.  All when they moved unexpectedly, luckily being a weak woman the crowbar was not much bigger than a pencil so only gave me a small bruise.  If it had been one of the big ones I would possibly have ended up in A&E.  I don't think I've ever seen so many nails.  Being rural we've been able to burn wormy wood and the rest I have chopped up for the wood store, the insulation has been stacked along with the roof sheets ready for the future workshops and garages.  Once hubby has a dry and insulated workshop he will never come in the house ?
     
    I'm also very glad of my work factory boots with steel toecaps with the number of times I've dropped things.
    It certainly looks very different now, lovely and light.
     

     
     
     
    We have left the shed at the end intact as we are going to use if for secure storage and tea room for as long as possible.
    Ultimately that will be our utility / plant room so we won't do anything until we have to.
     
    The back of the barn had an overhang which has been removed, this was pretty low so although it was included in the dwelling dimensions we decided not to bother as we were not allow to increase the ridge height enough to make it useful.  This is where all the drainage is going to go, the internal walls have been set up to fit with the current window openings, not always central in the room, but good enough and easy and meets the LPA requirements.  We do need to create one more window opening for the family bathroom.
     
     
     


     
    This back wall is to go up 1 block to allow for lintels, although the first window is quite small so the lintel is only the thickness of a brick so it will be pushed up so that the top of the window is as high as possible.
     
    This side of the barn is the south side, unfortunately, as it faces a 45 degree 12' bank then the end of our land so it doesn't have an exciting view.
    I'm planning on gabions, but at 24m long the cost might be prohibitive for now, a future project.
    In the meantime I'm clearing the bank of weeds, dead trees, shrubs, rubble and a number of tennis balls lost there over the years.
     
    Hubby has been working on the L part of the barn which had a cement fibre roof, which possibly contained a small amount of asbestos, and a metal frame.
    The roof sheets are now cleared, double wrapped and stacked ready for the company to collect.
    The metal frame had to be cut up in situ as it was fixed so firmly, but that is now down, cut up and gradually going to the tip.
    It is much easier to destroy things with crow bars, saws and grinders, when we rebuild we shall have to be much more careful.
     
    During May our plan is to start work on rebuilding the external of the ensuite / wardrobe room.
    We will level the existing blocks, then add another block to the top as well as the window lintel.
    As we won't be replacing the roof for a while we will leave the wall flat until we can measure the new pitch accurately.
    The unwanted internal wall will be removed and the floor dug out.  This will be done in 2 stages, firstly the floating floor to level with the rest of the barn floor then the lower floor.  The floating floor is all we are doing at the moment as the whole barn floor needs to be dug down to install insulation and UFH and we will do that dig out in one stage when we are ready.
     
    We will then follow the same process with each 'room' on the low side of the barn.
    How long this will take really depends on all the other demands on our time.
     
    Once this side is done and all unwanted walls knocked down then we will start on the other side and follow the process all over again.
    So far progress has been pretty obvious, and as we have a nearby footpath we have provided lockdown entertainment for many of the locals who like to question us and comment on what we are doing.
    Since last week and less restrictions the number of people has reduced by 90%, something that I'm pretty glad about.
     
    I've had problems with images today so I've just added them all together.
     
    I'm still chasing for Building Regulation drawings, something that will soon become more urgent.
    Thanks for looking and feel free to ask questions.
    Jill
     

  21. LSB
    Whether you are converting a barn, like us, or building from scratch I just don't know where the time goes.  Agreed hubby works full time and although I'm only supposed to work 3 days per week I've been doing a lot more lately as we are so busy with the work new build.  It's also been dark and cold which doesn't inspire enthusiasm to get outside to do things.  I'm also very limited in what I can do, I'm not very strong and don't always know how to do things.
    I've also found that keeping the site clean and tidy is a thankless and time consuming job, but essential, last week we lost a crow bar and took days to find it buried in a pile of old newspapers that should have been thrown away.
     
    One of our bigger issues is the barn being so full of all sorts of things gathered over the years before we even start, as it was pig units it's split into 7 large areas with a corridor with a wall down the middle.  Some of the stuff is rubbish and can be disposed off, but I'm loath to get rid of anything at this stage in case it may have a use in the future. 
    One area we used for hay and horse feed, which they are almost through being the end of winter.  Of course by next winter I'm going to need somewhere else to store this, it may be next year that it's still in the barn as we are most likely still going to be putting the outside together.   The other areas have tack and cat food, another one wood, then there is the farm implements, the tractor, the digger and other machinery.  
     
    So, to store the things we really need I cleared out the old bike sheds, these had collapsed roofs which had to be removed, cut up and taken to the tip. 
     

     
     
    Then to provide us with storage space they had to be rebuilt.  The wood wasn't a problem, over the years we have knocked down lots of old sheds so we had lots of wood around which was good enough for this purpose.  We also had some roofing sheets from old sheds, enough for one of the bike sheds.   
     

     

     
    Even though the sheds suffer from subsidence they should be good enough for the duration of the build (we hope) when they can be knocked down.
     
    We then needed more sheets and some long lengths of wood to put a roof on the 2nd bike shed.  So, I had to take some off the roof of the barn to provide what we needed.
    Not being a building expert in any way I was surprised at how much was involved in this, with battens, insulation, rafters, roofing sheets attached with lots and lots of long nails.
    Also, after that more wood on the top of each wall, wall plates I guess, I thought that they would be one piece, but oh no, it was battens with 2 pieces in between, lots of mouse nests and more nails.
     

     

     
    So, that's one shed, with the roof off, only another 6 to go and then the corridor.  Each roofing sheet is 20' plus and far too heavy for me to move so I remove the nails with hammer and crowbar and then get hubby to get the sheets off.
     
    This week I've also removed the old gutters and what used to be wood holding them up.
    It did make me wonder, this barn is about 50 years old and lots of the wood is completely rotten, so what protects timber framed houses.  I guess that they are just not exposed like this.
    This side of the barn is south facing as well so gets lots of sun.
    This lower roof that I'm removing at the moment will be raised to be the same height as the other part which along with digging out the floor will give us enough roof height at the lower end to pass muster.
     
     
    We also went shopping this month and spent a large chunk of our budget buying a digger, wacker plate, breaker, nail gun and some tiles.  All auction purchases at Cheffins plant sale in Ely.
     

     
    We spent more on this than intended because of the VAT that we can't claim back, and will lose when we eventually sell it.
    But, it's going to make our life so much easier.  The first task though is to dig out some huge troublesome brambles that have spread very quickly.  Good practice before we need to dig out the floor in the barn.  That will be done once I've finished removing the roof.
     
    Another urgent task is to get some concrete fibre roof sheets removed as they may contain that pesky asbestos.  These are on the 'L' part of the barn, the majority is the metal sheets.
     
    On as more sedentary note I spent many weeks going through everything that I think we need for the build from nails to zinc roof.  
    This was 100's of items which I then manually searched for the best price for.
    Then I contacted 8 builders merchants asking about trade accounts, only 4 responded with Wickes saying "do it yourself from our website".  The big boys didn't even reply at all.
     
    The 3 that did respond were all local merchants who returned my spreadsheet with largely varying prices, but all offering good discounts due to the volume of stuff that we need.
     
    They also said that they sometimes have special deals, in one case 75 - 80% for some items.
     
    Of the 4 I looked at 3 priced Kingspan insulation whereas one of them listed Celotex.  This is what is in the barn at the moment to keep the piggy's warm, is there much difference as the Celotex was a lot cheaper.
     
    During April, I want to get the rest of the back roof off and also get the asbestos cleared and removed from site.  This does necessitate some water and electrical changes as this roof is in the area where the power and water come in from the host house.
     
     
  22. LSB
    We now have all our conditions discharged and agreed and can start to plan the real deal this year.
    Our build is a Class Q barn conversion, which like lots of people on this forum is going to be an almost total DIY job, partly out of satisfaction and wanting to know everything is done right, but in all honesty also due to a rather restricted budget.
     
    We had an architect draw a set of original plans (no measurements) and submit for planning, refused, we paid another few thousand to do the same thing again, refused. 
    Part of the refusal, in both cases, was due to some reports not included.  When discussing this the architect said that we shouldn't have to submit, such as ecology and if the LPA wants them then they should permit with conditions.  Maybe this is correct, but I said let's do them anyway and the architect pretty much said no it was a waste of money.  So, end of relationship.
     
    So, I went ahead, got all the requested surveys myself and I then personally submitted with my own planning statement, we had approval in 5 weeks.
     
    Since then I've been muddling along getting the conditions discharged and creating a huge spreadsheet of every material cost I can imagine, this came out @ 169k.
     
    But, what now?
     
    Now we are planning for the physical stuff I decided that I should look at insurance and warranty.
    But, I was surprised to find that, apart from sqm, it's also based on build time.
    As we don't have a definite figure, but know it is going to be a labour of part-time love it is likely to be 5+ years.  This means that the insurance & warranty quotes are coming in at many 1,000's.
    I understand that this is because they are covering us for years, but it still seems very high.
     
    I know circumstances change, but there are a number of reasons why I'm not sure I want to pay about 5k for the warranty because of the slow build time.
    1. The general opinion is that they are not very keen to pay out.
    2. As we are doing all the work ourselves will this even be covered, the only external tasks are going to be a small amount of electrical and plumbing.  If we build a wall, and do it wrong, we are not going to try and claim on any warranty.
    3. We have no intention of moving within 10 years
    4. Currently, there seems to be a total lack of competition, Protek are out of the game for the next few months, that leaves Buildstore who can pretty much charge anything.
    I'm probably not seeing the bigger picture.
     
    Building Regs:
    I've ready about these and know what regs we need to meet, but I don't understand how to do BR plans, what are these, what do they include and under normal circumstances who would do these.
    Do, I need another architect, a Structural Engineer or can I do these myself, I've never even seen any.  On our previous renovation projects this has been organised by our main contractors.
    I'm no engineer, but I'm pretty good a calculations.
     
    The other big question is, what needs to be inspected.  Some months ago, I spoke to the LA building officer and he said because we have to use our existing walls then he doesn't need to do any foundation checks.  But we only have 3 walls, so what about the new one.  
    Also, due to a low roof height we are digging out the floor to allow depth for slab and UFH.  Should I be explaining all this and then having the existing walls checked in case of anything that needs underpinning.  At the moment there is a floating floor on top of the original base, who knows why (maybe the pigs liked it), but it means we don't know much about the foundations.  The SE checked the foundations on the outside when he did the structural survey for the planning.
     
    Our interior layout has changed since our original plan, the external ones must stay as they are.  I spoke to the LPA and they basically said, do what you want inside as long as the external dimensions don't change from the plans.
     
    Can anyone help, tell me what they did etc on this so we can try and progress when it's not so freezing and covered in snow.
     
    Thanks
     
     
     
  23. LSB

    2nd Dec ASHP - or not

    By LSB,

    As part of my barn conversion I was planning to use an ASHP, that was until I read an article in Build It magazine.
    This considered the cost of installing and running heating and the eco credentials.
    It included gas (mains), oil, ASHP, GSHP and biomas.
     
    Well, somewhat surprisingly ASHP came out at high for cost, very high to run and not very eco friendly.
     
    This has put me in a total quandary about what to do.
    My planning says ASHP with a backup boiler.
     
    The best method overall is mains gas, but we don't have that so the best for us would be oil.
     
    Unfortunately, due to plagiarism rules I can't post the article here, but I will find out if I can copy part of it for this blog otherwise it's in the latest edition of the magazine.
     
    It's said that the best laid plans of mice and men are apt to go awry, but this really is a biggy.
     
     
    We currently have a 30+ year old oil boiler in our current house, which is now making a funny noise, so we are going to replace it rather than just have the usual service.
    I thought, that's okay I'll use an ASHP, until I saw the costs, so it's going to be another oil boiler, not least because I have a tank 70% full.  I am hoping that I'll still get a green grant for part of this.  This house is nearly 200 years old and despite us insulating everywhere it is a cold house, except for the extension we built in 2003 which is lovely.
    I have considered EWI to help, but as the walls must be breathable then I'm not sure how that will affect things.  Also, all my savings are in the budget for the barn conversion so I might just leave it to the next owner when we eventually sell it, and sell it in the summer when it's nice and cool rather than bl***y freezing.
     
    On the estimating cost front I'm battling on, albeit very slowly, I've done 2 rooms, the first one was estimated at 20k, but that is largely because of buying volumes of things, the hall has come in at a very reasonable 4k.
    I'm now going to work on the 3 identical bedrooms aside from the master.  I think these should be quite reasonable as not much in there.
    Of course, every room need flooring, decorating, windows, ceiling etc individually costed 
     
    Next week, more of the same, but not got much time as working extra as very busy and going to visit my daughters brand new house that she moved into on Monday, developer built not self built.
    The real thing I'm waiting for is the discharge of the conditions.
     
     
  24. LSB
    I've read in many articles and books that you cannot project manager a build and work full time, even when you live on site.
    They are right, I've made barely any progress over the last month since work has ramped up to full time.
    Originally, the new factory move was planned for end Feb with the offices end March.  But, this has now been delayed with factory at the end of April and the offices May.
    That's great for work stress less, but bad for self-build stress levels.  The extra money will also be very useful as an addition to the build budget.
     
    The only saving grace is that we are busy doing nothing whilst we wait for the conditions to be discharged by the LPA.  Just at the end of Dec I sent the notification re the CIL commencement.  I was very surprised when I got the response with the acknowledgement the same day.  At least that is something of the project planning list.
     
    Ironically, a friend of mine put in a planning application for stables & menage the same day as my discharge planning, and although it had to be checked by the parish council it was still passed in 4 weeks whereas my discharge which is simply to get a phase 2 contamination report approved is still waiting.
     
    One big concern that we have currently is theft, there has been a lot in the area in the past month, historically we lived in a very low crime area when suddenly sheds are being raided, actually breaking in rather than opportunistic actions.
     
    HID has been looking for a digger for 3 months now, but cannot find one, we have a healthy budget, but apart from new Chinese ones, which we have been warned against, we have not been able to find anything.  A few have appeared in auctions, but they are 100's of miles away so there is the added cost of delivery and ideally we would like to view as well.  They also have VAT added meaning that a guide price of 6-7k ends up selling for 9, then add 20% VAT and £500 delivery and it's way out of our budget.
    As soon as we get the go ahead this will be a big issue so we may end up hiring one after all, something we are not keen on simply for the flexibility.  
     
    I'm still working through the detailed estimation, I've just got the big things left to do, the family room, utility room, roof, water treatment and other outside items.
    I'm not sure what to do about the utilities, we have power / water from the host house, but I do need to consider the cost of those for the budgeting.  I guess the best thing to do is to get the guide price for now and hope it doesn't go up to much.  Without the above the current material estimate is at 60k,  I'm hoping that this will reduce as this is the published price for items in catalogues / websites and in many cases includes VAT.  I've been absolutely amazed at how much is needed in each room, when you consider things like grout, EWI mesh or compriband tape.  The initial thoughts were about the big items like plasterboard, but the little things are easily the same price again and looking at windows & doors, I had no idea how expensive decent ones are.
    Once I have everything done then I will get a professional estimate to compare  the difference.  I've also been really surprised at how long it's taken to do this.  If it wasn't for Covid it would never have happened.  But, I want to get an estimate with pretty much everything included to stop too many financial surprises when we build.  Like most people we have a tight budget and are planning on a majority DIY approach.
     
    The first of the bike shed repairs has been completed so we have a shed that is dry for storage, I've been moving wood from the barn to the shed a bit at a time when I'm going from one to the other with the dog or dealing with the horses.  I've moved all this wood 4 times now over the years so I hope this is the last resting place.
    Today, as it's actually not raining for once I'm going to get the dumper to move a load of hay from the current storage place to the barn.  This will be the first time we have used the dumper for anything since we bought it last September.
     
    This planning period really is the calm before the storm, but it will be great when something physical actually happens.
     
    So, for the next month I'm determined to finish estimating and hopefully get the conditions discharged.
     
    Talk again in February when I may have something to actually say.
     
  25. LSB
    At the moment my project at work is the IT planning for our new 8,000 sqm factory, with a 2 floor office space.
    Under normal circumstances I work 3 days per week to allow me time to project manage our own build, but not at the moment.
    We get the water tight building handed to us on the 8th January, then I've got to organise the 1st, 2nd and final fix of all the IT infrastructure from cables to servers.
    When I tried to place the order for fibre leased lines I was told, there's no fibre on that road and you must have a PSTN line before you can have fibre.
    Well, as you can imagine that caused a lot of calls, effort and pushing.  Now the PSTN is being installed on the 15th (I hope).
    I'm also waiting for the ducts from the roadside to the building for the fibre.
    This has resulted in me having to work full time.
     
    Then last Sunday I came back from the morning dog walk to find his foot pouring with blood, loads of it.  So, padding and bandage applied and off to the vet.  He had ripped out a claw and I just couldn't believe how much blood there was.  Anyway the vet patched him up, with vet bills at emergency Sunday rate, but that was also another 1/2 day gone.
     
    So, my build has gone totally by the wayside, not so much of an issue whilst I'm in the planning phase, but a concern for the future if I'm needed on-site here, and on-site at the factory and then there are life issues as well.
     
    And of course I really must do some shopping for the little event in 2 weeks time.
     
    I can't see this situation improving much until everyone has moved into the factory at the end of March and the old factory is cleared out.  The good bit is the overtime pay can go straight into the build budget which is pitifully low compared with what it should be.  I was hoping not to borrow any money, but with only enough money for about £800 per sqm after very expensive preliminaries that is probably going to change.
     
    What I want to do is get water tight and do family room with kitchen, master and ensuite and then move in.  If I could do this with our existing budget then we can rent our house out and get an income from that to carry on.   We really want to avoid borrowing.
     
    Anyway, as it's now almost midnight and I have Gary Barlow just finishing his show in the background I must finish my short budget and get off to bed.
     
    Take care.
     
     
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