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mike2016

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  1. mike2016

    Driveway to Darkness - Part 1

    By mike2016,


    driveway
    After following others journeys into the self build world for years, it looks like I'm finally about to embark on my own after several soft starts. The first major work is to realign the driveway and I've opted for paved over other styles and to do most of it myself. I got a driver & digger to take up the concrete driveway and grass and pile it up and hired a grab truck to take it all away. Less than two days later I was left with a barren front garden! Since then I've been figuring out a few details and grading the site to prepare for the required level of MoT. There was some damage done during excavation to be repaired which is underway. The current list of problems are:
    Get Earth Rod reinstated and connect house ground to it - Electrician  Buy another wavin universal gully 110mm as the first was to replace one cracked during digging, this one is to replace the old one which doesn't have a swivel head and its at the wrong angle to the house and will make the paving cuts a lot harder to achieve and look wierd. The new ones let you turn the gully to different angles to run parallel to the house.  Buy adjustable connector for linear drainage channel to connect to inlet of universal gully as they are nearly level but not quite.  Trace broadband cable from house to a point where I can create an access point and run a pipe from there to my site next door (I tried digging to find it on the other side of the site to only find a gas main where it's not meant to be!). To dig this alternative position out tomorrow and see if it's viable. Decide if I'll keep the loose soil in the original broadband excavation hole or remove and replace with hardcore (I've asked this question under the driveways topic on this site) Hire concrete / kango hammer to remove concrete surround of manhole cover and replace with a recessed unit and gain access to drain on other side of house for linear drainage channel over there - the side of this drain has a mass of concrete beside it for an unknown reason.  Dig out holes for more concrete posts to form new front boundary but mind electrical cable heading in same direction Assess how much MoT I'll need to build up 2 x 75mm levels on far side of site which was grass and will take the most vehicular traffic. The old concrete driveway sub base is still there and its nearly at the right level, won't need to do much to it except whack it a few times and it'll be good to go.  Risks:
    We found the water pipe near the far side of the house but I didn't take a photo before covering it back over. Now I can't find it again. The builders dumped a load of concrete beside a drain that I need to plumb a linear drain into and I'm concerned I might hit it. I have to chance breaking that concrete.  Concrete fence post holes vs main electrical cable to house Finding broadband line - it's a 1 inch black cable but so are the electrical and gas lines! I'll have to excavate the whole route of the broadband pipe to ensure I'm looking at the right one. There is tape to show which is which eventually but nearer the house they don't bother with this. Marking on pipe aren't clear what it's for either.  Site Safety: I've Heras fencing up & warning signs and put a temporary post box and wireless doorbell on it to avoid people coming onto site unnecessarily and twisting an ankle. Dust is a big problem. We had some rain last night which helped.   
    The new side gate is up and the back is secured again. Today I was replacing the cracked drain gulley and nosing around a few builders providers trying to find what I was after. I'm back to work next week so things will slow down. If I can get that broadband junction sorted out tomorrow that would be great, otherwise I might have to try dig more holes again! 
     
    This is definitely the biggest project I've taken on to date. Bits of civil engineering, drains, electrical, using a digger, compactor, line levels and more skills besides! The head is definitely taking a bit of a beating but I've had some great answers to my questions on this forum which has been a BIG help! At night my brain is going 90 mph though so need to balance things. At least going back to work will be a distraction. I'm past the point of no return but do wonder am I mad and should I have gotten someone else to do this for me!?! But the budget wasn't there and I'm learning a lot. Expect the unexpected. What lurks under the ground level for decades can't be put into words...strange cables with no purpose, concrete and gas lines where they shouldn't be, aching arms and head! 
     
    Would I go it again? Ask me when it's over! Hopefully my next post will be it completed but until then, good luck with all your summer projects and I am VERY sympathetic to anyone taking on a house, I'm aghast at just a driveway!! 
     



  2. mike2016
    While I was uncertain about ever getting to build my new house I decided to hire some plant and build a patio out in the back garden of my existing house. It will allow me to sit out in the morning, absorb the sunshine and ponder things! I found some nice 40x40 concrete flagstones and edged them in and finally grouted them yesterday. They need a cleanup and a wash and I've to fix the drainage in one spot but otherwise it's done! The experience will also come in handy as I'll explain shortly. 
     
    The Engineer I thought I lined up last year, and signed a contract with a month ago hasn't been in touch. Tried phone calls and left messages with the secretary but ended up writing to them on Friday and telling them after no communication it was off and I was looking elsewhere. He was the only Engineer I could find willing to do the work and sign off the house for the bank though, a crucial step. Architects were charging twice as much and we four times as careful, no opt out (a planning option we have in ROI) and they wanted to revisit the design stage with more potential cost. 
    I somehow managed to find another Engineer via a referral and although nothing is signed, his answers by text were prompt and accurate. He seemed a bit cautious at first as this is a self build using direct labour, no Architect/Builder overseeing things but he knew his stuff, and my answers seemed to keep him happy. I'll definitely sign something with him before agreeing to the sale of my house but it sets me up for the next stage: The Driveway. 
    The site is to the right of the overhead picture below - it's a side garden. The driveway is bisected by the proposed new site boundary. I need to create a new driveway to the left, for the old house, and have decided on using paving blocks. I've contacted a supplier and got a quantity and quotation. Once I get this done I can put the house on the market, sell up and book the Groundworks/Timberframe guys to build my new house. Less writing, more action!! 
     
    Steps for the Driveway:
    Order paving blocks, Stone & Sand Book in plant hire - concrete breaker, digger, tipper, flat plate compactor Book in Grab Hire truck and sequence delivery of MOT / Sand vs muckaway of soil/concrete - see if he can delivery stone/sand and take away spoil if there's room on my new site for this Consider hiring a driver for 2-3 days to assist (this is a solo job) Build new shore for broadband pipe junction to new house and lay 2" electrical conduit to new site to carry broadband (neighbours chopped down tree roots have blocked the broadband pipe on his side but I can't do anything about this despite trying, just hoping its fixed someday - existing cables are ok, new ones are impossible to feed through) Install new earthing rod (electrician) & inspection box as required  
    So, that's the plan for July with September for Sale of House. I've to lodge a commencement notice to dish the kerb I believe and will be listing myself as the builder/owner etc using Opt Out regulations available in the Republic of Ireland. Hopefully in a months time I'll be able to post a blog with some photos of the new driveway and some clearing out of shrubbery to prepare the new site. I've to put up some new site boundary fencing too. That's all for this post. Maybe I'm getting somewhere, I don't know but time will tell! 


  3. mike2016
    There were two obstacles blocking me from proceeding with my build. After finding a professional who could sign off the compliance paperwork (I couldn't afford the Architect) I had a boundary issue which I agreed with a neighbour to resolve and then I had to add a window to the plans and submit them for approval before I could lodge a commencement notice and get going. 
     
    Issue 1:
    When the house was built years ago a hedge was planted at 90 degrees to the house fronts but the land registry boundary was different, meaning when I go to put in a new driveway, some of this land is owned by the neighbour. This could be a major headache when selling the old house to fund the self build. The neighbour was very agreeable and it only took a few goes with the solicitor to get all the forms signed, get some mapping errors resolved and the land registry map THEN matched the Architects plans / assumptions they were drawn up with at the time. Simple fix but it took a call to the Land Registry office to get hold of the person who was dealing with the query. As they were on holidays for a week, the system automatically demotes unresolved issues from "waiting for attention" to "request for more information". They dealt with the issue the same day they were back and thankfully the revised map coordinates all matched and the file / folio was updated. Case Closed!!
     
    Issue 2:
    There were a number of planning conditions attached to the grant of planning permission. Some were protect trees, etc but one was to add a window on the gable end for passive surveillance of a public road. I've written about this before but the grant of planning was very clear that updated drawings would be required to be accepted as compliant before I could commence building or else!! I wrote to them in September 2018 looking to have this removed and told them why. Never got a reply to this date. I had other issues finding a path through the building regulations without access to an Architect. It was September 2021 when I got my finger out and had another go! I expected it would be a few weeks, it was an easy decision for someone to make, I'd get the ok in early November and I could start selling up / planning my build from January 2022. Christmas came and went, no word. I did reach a very lovely administrator who did reply to my enquiries but had no idea when a decision would be reached. There was a change in the law in December 2021 (Ireland - Republic Of) requiring responses to compliance issues to be made within 8 weeks. I assumed I would be fast tracked to clear the backlog but as January went and February was reaching the end I wondered if everyone like me was at the bottom of the pile as the newer applications would be given priority. I made that exact enquiry and it was politely suggested that if I resubmitted the same drawings they would THEN be covered under that new legislation. This was going to mean a winter build though, not what I wanted at all. But I needed that decision. So on February 28th 2022 I resubmitted the plans and waited 8 weeks. In the ninth week I had received no word from anyone but thankfully as it was a bank holiday they were running a day or two behind and on the first day of a two away holiday break, my first in three years, I got the word, the compliance submission was approved. 
     
    Now, I had a fallback plan in mind where I could extend my planning by another 5 years - this was a hangover from the last crash, making it easy for people to extend planning due to that disruption - unknown to me however it was rescinded last year. I only found out recently. My planning expires next June 2023! I can only extend it if the building work is expected to be substantially completed by that time. Bit open to interpretation but I really need now to make a call to proceed or not. If I can get started by January 2023 I should be well ok. Later and it might get fun!! I'm on variable rate % on my current house so I need to get all my ducks lined up and sell to proceed. 
     
    Anyway, long story short (amazing if you're still reading this!) but I can now lodge a commencement notice. That clears the way for my to realign the driveway, put in a new boundary fence to split the property and sell the house, and build on the side garden site I've been hoping to do for the last 7 years! My mortgage application has expired and a lot of the quotes have too. Can I still afford to build and find reputable trades to do the work? Remains to be seen but the plan is to finish all DIY on the current house, get it cleaned up ready for sale and go from there. 7 months of legal/planning issues finally over. I've read and heard of far worse but a window in my case has been partly to blame for a delay of 3 and a half years!! Certainly the last 7 months for sure but that's how it goes. But with a few really good people onside (land registry, planning office and solicitor) a result was reached and delivered. And I just started a laying a new Patio last week in frustration....!! 
  4. mike2016

    2022 Update

    By mike2016,

    After giving up for a year or two, my stubborn side has gotten hold of me. I've been looking at direct labour and surmounting the crazy compliance regime in Ireland when building a new house and involving a bank. As I can't afford an Architect or a builder I needed someone else to sign off the build stages & compliance paperwork. Well, I finally found someone for 5K so that hurdle was crossed. I then went about examining the planning permission I had previous obtained. There was a compliance condition than I add a window to the side facing the road. Despite appealing, I got nowhere so I chased the Architect for an update to the drawing. After 3 months of emails and phone calls I tried writing a letter the the owner and that got me a response and 24 hours later I had an updated drawing which I then posted into to the planning department for my region of Dublin, Ireland. I didn't see it appear on the website though, and despite using registered post it had gone missing. I was able to email in the file in October 2021 and they back dated it to September 2021. And that's where I am today. Still waiting 5 months later. After chasing up last week the files appeared on the website with no receipt and no idea if  and when their compliance team will take a look at it. I'm caught between rocking the boat and annoying them again, writing to councillors, or just waiting patiently. 
     
    In the meantime I've been chasing key contractors for fresh quotes, some get back, most don't. The Timber Frame price went up 20% in the last year alone. I'm looking at a strip foundation instead of a Raft to save money and deciding if I can install the Velux rooflights or cover the holes over and do them in a few years to keep the budget down. It's getting interesting to see how this may play out and the delay by planning is not helping. I'll own them 10K as soon as I lodge a commencement notice, despite not feeling they've earned it in this case!! It's just a single window! But they review them in order received, no exceptions. Any if you annoy a civil servant you could end up at the bottom of the pile again!! There's no statutory response time for compliance issues that I'm aware of. 
     
    The plan B approach is to sell the site and pass, get my mortgage down and the funny thing is some of the people I've been getting to quote for the new driveway and foundations are interested in buying the site. No shortage of potential offers there. 
     
    I've decided to do the driveway relocation myself and any exterior concrete work also after practicing pouring some new steps around my existing house. I plan to hire a digger/driver, bull float and compactor and then invite a relative over to help me with the pour. 
     
    So, Just sitting at the start line and I'm determined to pull this off and get it under budget despite all the risks/market pressures. Just hope it's not a years time before I get the green light!! Best of luck to everyone else out there trying to start a build this year! Don't give up!  

  5. mike2016
    Interesting developments in the last week. While trying to figure out a way forward for my build as cheaply as possible I discovered a company that does SIPs and has just finished a slight larger house for a LOT less than the tender prices that shut me down last year (€375k). So my job this month is to crunch the numbers again, get a more formal quote from them and see if this is a runner. 
    As always there are three factors I've to balance:
    Architects fees - the crowd I used before are brilliant but very expensive. I've a different Architect doing an analysis to see what he would charge to take over. Also the builder has their own Architect I'll approach to see if I can use them instead. 
    Kit Home - There are two companies who work together and seem to deliver you a turnkey house - just move in the furniture. I'm a bit dubious how they do this for such a good price so will visit one of their builds if possible. I know they use PVC for windows and soffit/fascia so will see what spec of ASHP and MVHR they use and if these are of the cheaper variety or not once they return a spec I can look at. 
    Bank - ah, the bank! Build cost + Arch fees + 10% contingency - I'll get funded max 80% (as a second time buyer) of this or 80% of the projected value of the finished house, whichever is less. I can see some creative accounting coming on here...! Plus my old house has to sell for enough to get me the equity I need - this is attached to the site (side garden) so need to sell before I draw down new mortgage. 
    The builder uses SIPs, nothing against them, should work fine. I've a budget of €260K and their initial guesstimate was €275K so not far off. A more accurate quote is on the way and I'll see how much this goes up (!). 
    Like the build triangle (quality, price, speed / good-quick-cheap) I've three legs that need to all function to get this over the line: 
    Valuation of finished house based on location, spec and current market value - house prices are holding / still going up slightly so ok there so far. I need a good valuation though, got €350K last year but hope for detached I'll get a little more.  Builders price for 2021 build - I'll have to pick apart the spec a bit and see what I can live with and what I might have to change but if I can get a decent fabric it might just work. The things I'd like to do might not be possible as this is right on my budget but at least it's a hands off build for the money, so I won't be working double jobs trying to do as much myself as possible.  Architect - haven't found one willing to work with me yet, two turned me down, one is thinking about it and the original Architects are bloody expensive. Will see how this goes....I could pay them out of pocket but if their costs go into the costings submitted to the bank I have to prove I can afford them up front, probably looking at 20K just for them with all the reg required in ROI now. Anyway, should know more in a week but will line up other options in the meantime in case.  Wish this post was about the build already but if this happens it's going to happen quick and I'm certain this is the best shot I'll get at it for a good while. One day I'll be sticking photos of the build up there and updating everyone as each stage goes up. 
  6. mike2016

    Renovation Required....!

    By mike2016,

    So, my house build has fallen through but that releases some money to go about making my current house (2 storey semi detached) more comfortable. I got a Solar PV system installed recently and am waiting on the grant to come back for that. It's a 4.2Kw system with a 6Kw battery. IT cost €8K after the grant and it has an Eddi diverter for hot water from any excess. I'm surprised they fitted 13 panels on my roof which exceeds the max 12m2 planning laws but a woman in Limerick won a court case where she was told to take them down so hopefully planning laws will catch up soon!
    Next year I'm looking at improving the comfort of the existing house further. It's heated by Gas currently - recent condensing gas boiler for heating and hot water. The Eddi could be used to heat the water in the summer if I wanted to turn the heating off. You can set a schedule. Just need to find a nice off peak tariff or use the excess/battery and see how I get on. 
    So I am hoping to do External Wall Insulation and Windows possibly next year. I also want to tackle MVHR and air tightness. Currently I have a Positive Input Ventilation unit but am finding it too cold now the temperatures have dropped so I've disconnected it. 

    I put F7 filters on it as I live beside a main road. Interested little unit but I'm ready for something bigger and better now! The main problem is retrofitting a MVHR system! The solar PV was interesting as the equipment couldn't be fitted in the attic so they had to run 4 x DC cables down to the kitchen where the inverter and batteries are located. That's given me the experience of how difficult it was! A load of 75mm ducts would be even more fun!! I'll get an installer as I think the regs have changed again and it requires signoff in ROI now but I'll get as hands on as they allow. I want to line up an air tightness test sometime in the future but plan to tackle some air tightness stuff if I get the MVHR installed:
    Seal up passive air ducts in each room Replace cooker hood with recirculation one or one tied into MVHR (Vent Axia do one apparently) Remove cooker hood vent to outside and seal Check how to seal upstairs dry lining which is open to the attic without causing condensation risk Check if I could drill holes around upstairs floor by outside wall to foam between floor joists (vs risk of damaging timber/rotting if it can't breathe) Replace loft hatch with one that's class 4 air tight, hard to find one that's 72cm x 52.5cm though, nearly all I've seen are much larger. This needs to be insulated too.  check all 1st floor ceiling penetrations and seal - wiring, pipes etc again check which products won't react and cause issues later Remove PIV Unit and seal landing opening After all that I'll be interested to see where the air leaks are...! 
     
    I've looked into doing a 1 day course on external wall insulation installation. I found one here:
    https://ewipro.com/system-calculator-trainings-and-cpds/
    They have them every Thursday and it costs @ £50. There's a lot of detailing so I'm not sure how serious I'll get on this. Problem areas depending if I go with 100mm or 200mm would be:
    External water taps detailing around plinth below DPC repositioning Alarm box, CCTV, Security Lights Covering Soffit ducts into attic - possibly covered with 200mm so needs a different grill that transitions though the EWI Doing a good job of render out the front, might be good to get a Pro for this! Gas pipe needs to be moved forward as it can't sit inside or behind new insulation as per regs Electric meter box needs to be extended forward So I angle the reveal above window openings to let in more light Do I pump the cavity walls first - thermal looping can still be a problem with beading I've heard though I've a gable wall which is cavity block so not pumping possible there as far as I know Tool to cut window cills Need a safe platform to install on upper levels, above kitchen roof and to reach top of gable, rent / buy? Going forward then you can't use a ladder against new render - need other way to access gutters / roof / security lights / cctv for maintenance / repairs!  
    Regarding Windows I'm set on replacing the ones I have (original - 22 years old) and moving them out to meet the insulation. I rang my preferred window supplier and they will do this for you but I'd need to check their detailing, is it airtight and do they install their own insulation around the window and seal it all off? Can the new window be slightly bigger than the opening  to let in more light and hide some of the frame. I can install them myself and they do provide supply only, but won't take back the old windows if I do! The original windows were replaced in a neighbours house and some had to be cut out as the original installs were poor. I'm not hopeful of being able to sell on many of them if that's the case but I'll look into disposal options. It would be nice to do the EWI and Windows as I go and take my time with it. I can store the lot in a shed (alarmed) or just buy a few at a time if that doesn't work out more expensive. 
    Issues to watch for:
    Good air tight detailing Rigid insulation around new opening and window is tape sealed to this Need to insulate / render inside to cover the gap where the window used to be Brackets to hold window to wall - straight or angled, size options for 100mm vs 200mm insulation Triple Glazing on north side, option of double glazing on front of house which is south facing, it is noisy with the road though 3M security film option for rear ground floor windows Integrated solar powered blinds would be nice! Blinds need two options, one for privacy another for no light at all during summer New Composite front and rear doors are also on the cards. Will need to see how to detail the new plinth (in line with EWI) and if it can be concrete or compact rigid foam insulation for thermal bridging. I can create a new concrete step outside this. 
     
    Well, that's my wish list. The windows are a bit of a stretch for next year but I hope to do most of the rest. I'm still waiting to engage with a BER technical advisor to get more advice - If I change 25% of the external fabric I've to upgrade to a B2 or better. I'm a C3 currently. Will see what that looks like. Would be easier to build a house with all this already done, wouldn't it?!!!! Still wouldn't want to get bored!
     
  7. mike2016

    Tenders are in...

    By mike2016,

    Background: I'm living in a house with a side garden I got planning permission on. Just purchased it a year ago so only 1 year down on the mortgage. 
     
    Recap: I was going to wait a year to get my finances in order but the Architect talked me into going out to tender anyway to see what prices come back. We sent out 6 Tenders and 3 responded. I can go back to the cheapest one in a year they said and get it repriced accordingly. 
    So i was rightly worried that prices in Dublin would be steep but didn't guess how steep! 
    The prices I got back needed a bit of adjusting to add the banks 10% contingency to, plus development fees, professional fees, connection charges etc. I've reflected this in the figures below
    Tender #1 €466k
    Tender #2 €465k
    Tender #3 €390k
    The house on the open market in this area would be worth €350k and I'm ignoring the value of the land in my figures above which I own. Crazy, huh?! This is a 108 sq. meter house, box shape. My own max budget was €330k so way out! The bank won't lend me enough to get this off the ground. I wouldn't feel comfortable leveraging that much debt anyway.  
     
    I'm glad I went to tender, the figures were an eye opener. But, where to go from here?! I'm mulling over my options: 
    Stay in the current house and make myself comfortable. Get new windows and doors, external insulation upgrades over the next few years. Pay off mortgage a bit earlier by renting a room or two. Sell site next door before planning expires. Possibly move elsewhere at some stage... Reassess in 2 years - I'll have 15 years until I retire then so if I knock down the mortgage a bit, the market holds and I sell up, see if I can then pull off a build, IF the figures look any better.  Save like crazy and in 8-10 years build the shell, get it watertight and finish over a few years. That's a longer bet and my figures say I'd need €200k to get to the shell, maybe more by then. I could sell the house and do a caravan and get a small mortgage to finish possibly.  The gas thing is I'd be moving beds about 8 meters over if I pull off the build but the effort required...!!! 
     
    So, on one hand I'm glad I've a reality check now and know exactly where I stand. I'm wondering about just paying off the current mortgage like mad to keep my options open or investing in the current house instead. There's probably some middle ground - I'd find it really difficult to sell the site right away and have someone else build on it but I'll get over that.....
     
    I'll mull it over the next few weeks.....
  8. mike2016

    The Banks press Pause

    By mike2016,

    Disappointing week. I've been waiting three months on a decision by the bank about splitting the property folio and allowing me to sell the old house but keep the side garden to build on. They are concerned if I don't sell the house they are taking a risk as the LTV would then exceeds the Central Bank limits. The reduced property value post split plus the fact I've only a year paid down on the mortgage plays into this. I thought they would hold the side garden as security but it doesn't work like that....
    I've been talking to a few banks and my solicitor about options but the clearest to date is either to split the property at time of sale or wait a year, pay down the mortgage to get it below the 80% LTV threshold (depending on the valuation), then in a year ask the same question. 
    I'm all ready to go to tender - have builders lined up and the tender package written but without the bank's approval I can't proceed. 
    I'll wait to see if any other options emerge but getting access to the garden has been an issue from the start. I tried to buy directly off the previous owner but the banks didn't play ball, and now again I'm hitting institutions that we bailed out calling ME a risk! Anyway, rant over. Turns out nothing is simple. I can only ask the questions, the replies sometimes confound me! 
    Let's see where we are in 12 months......
  9. mike2016

    Tender does it....!

    By mike2016,

    I received the tender documents from the Architect last Friday, about 4 weeks later than I'd hoped. Still it had around 12 documents and a cover letter for me to absorb and read over the weekend. They provided all the details the builders need to price the job which is a lot of detail, wall makeup, foundation and roof elements and I finally get a preview of different cross sections of the house. They provided a window and door schedule, room elevations including a design for the kitchen, utility room, under stairs storage and more. A MVHR layout and Electrical plan was also provided. I've to tweak a few things of course but so far not so bad. 
    We had discussed my preference for a KORE passive slab and Aquapanel / K-Rend exterior back in August but they've gone for a kingspan foundation and blockwork on the outside. Also Climawool which is a bit cheaper. I've to send them feedback and see why they went this route but it was a bit suprising to say the least. Fermacell was my choice for the interior. 
     
    EXTERNAL WALL BUILD UP
    515MM INCLUDING PLASTER (U VALUE 0.1 W/(m2K))
    20MM EXTERNAL COLOURED RENDER FINISH
    100MM BLOCKWORK EXTERNAL LEAF OR BRICK
    50mm VENTILATED CAVITY. BREATHER MEMBRANE ON
    10mm DIFFUSABLE RACKING BOARD
    220mm TIMBER FRAME WITH 220mm CLIMAWOOL / MOY METAC
    INSULATION (0.032W/mK) FITTED TIGHTLY WITHIN THE TIMBER
    FRAME, 50mm KINGSPAN KOOLTHERM K106 (0.022W/mK) FIXED TO
    TIMBER FRAME.
    AIRTIGHT MEMBRANE (INTELLO OR EQUIVALENT APPROVED)
    50mm TIMBER BATTENS TO FORM SERVICE ZONE, FILLED BETWEEN
    WITH CLIMAWOOL / MOY METAC INSULATION (0.032 W/(mK))
    15mm FERMACELL AND SKIM FINISH.
     
    GROUND FLOOR BUILD-UP (U VALUE 0.070 W/(m2K))
    75MM CONCRETE SCREED ON
    280MM KINGSPAN KOOLTHERM INSULATION (0.020W/mK) WITH 60MM
    VERTICAL UPSTAND TO ALL EDGES ON
    RADON BARRIER ON
    150MM CONCRETE SLAB ON
    50MM SAND BLINDING ON
    MIN. 150MM COMPACTED HARDCORE
     
    Now it's a matter of working through 3 pages of notes and comments I'm sending them back and agreeing the final tender specs. They have a few builders lined up who expressed an interest and I've three of my own. Hopefully we'll get prices before Xmas and I can get cracking in January. I've to sell my own house but need some groundworks done before I put it on the market as the new house is next door and access to water/broadband etc and new car parking spaces have to be provided. Bit of a juggling match! 
     
    Still not sure on a few options including the heating system, simple would be better but Irish regulations are being updated shortly and you have to tick the box or else! And someone has to sign the piece of paper too. Lots of paper signing over here! No inspections at all which is funny! So, hopefully next post will be wailing over the price of building and how many zero's it will cost me!! 


  10. mike2016

    Windows and Tenders

    By mike2016,

    I'm currently awaiting the Architects tender documents for review. It's been a two month process and I've been making inquiries into specific heating, MVHR and window options. Budget as always is a worry. I've drawn up a list of timber frame companies and builders and met those on the short list face to face. The Architect will have other names to drop I'm sure but getting a feel of the building pulse and talking with the builders really helped me identify the risks as they see it. Masonry vs Cement Board was a concern, Architect said masonry is 1/2 the cost, builders has it's about the same. Shows what they know! 
    I have a few quotes for MVHR and for all these options, getting a Passive House Certified unit was recommended. BPC are my lead choice (Ventaxia), Zendher and Paul while better are proving too expensive. 
    Heating will most likely be ASHP for now. There's too much pushback to get a SunAmp in up front. I'll get the house built and review. Nick gave a great idea about a willis heater but the Architect is opposed. Well, we'll see what the tender responses look like and how this plays out. They tell me I can choose a cheaper ASHP later but later may be too late. 
     
    Windows have been the most frustrating area. I've been speaking to over a dozen suppliers. Most don't quote the specs I'm after, don't have the glazing options I need or have never heard of the performance certificates the Architect wants. Despite quoting what I need, you usually only get a standard response. Sure, they're nearly passive you'll be fine..!! The PH database doesn't tell you which windows are available in your local area. It's been hit and miss contacting them directly. Some supply to Ireland, some don't. 
    Previously I'd thought Rationel would be an easy win but the G values are fixed and I need higher ones for my house. I'm hoping for top hung, outward opening alu-clad. The Architect gave the following guidance for the specification they require:
     
    Glass Technical Information
    •         Ug according to ISO EN 673
    •         G Value according to ISO EN 410
    •         Psi Glass Edge according to ISO EN 10077-2
    Window Frame Technical Information
    •         Uf  according to ISO EN 10077-2
    •         Psi Install according to ISO EN 10211
    •         Widths of Frames for Top, Bottom and Sides
     
    Then this follow up:
    “The ideal window would be the one with a low Uf value around 0.8 w/m2k, with a low spacer thermal bridge around 0.02 to 0.03 w/mk, thin frames. The glass is also very important component and ideally the g value is as high as 65% to 67% and the Ug value as low as 0.5 w/m2k.”
     
    I'm getting good at taking a quote and pulling out the Uw and other values into a spreadsheet for analysis. Most only give the Uw however, not Uf, g, PSI glass edge etc that's needed. I've two good window quotes in but while Rationel were €14K, these two are €28K and a third €40K! I've prices @ €20K from a few but either their performance doesn't match or they can't provide sufficient information. Velfac come in at €14K but just as I was about to breathe a sigh of relief, I visited their showroom and let's just say I won't be buying if I can help it....
    One piece of advice, send the spec, get the price and ALL the performance details and independent certificates to prove it and only THEN bother to visit a showroom. If you're at a tradeshow, fine, otherwise stick to email and phonecalls! Some sales people are very pushy about a face to face. 
     
    I've two more windows people who are getting back to me. At least I've found windows that will do the job. I hope to list one of them in the tender. The lift and slide may end up being Internorm and so may the door so I might still mix and match but we'll see. There's more to consider of course, Guarantee, supply vs fitting and VAT, is the agent solvent etc
     
    At least the Velux windows were easy although over €1K a pop!! 
     
    Hope to have prices / quotes back in November for a build in 2019. Brexit takes center stage of course. Should I delay selling or building, I'll have to wait and see. 
     
    Window Model / Supplier list: 
    Josko
    Prestige
    True Windows
    Nordan Ntech
    Prodomo
    Internorm
    MBC 
    Optiwin
    Zyle Fenster
    Meranti
    Tercoco Velfac
    Thermax 2 Ultra
    Oknoplast Winergetic (PVC)
    Rationel
    Munster Joinery
     
     




  11. mike2016

    Got Planning!!

    By mike2016,

    Planning Permission Granted! After trying to ring the planning department on the day of decision at around 4pm and not getting through I resolved to wait until the next morning. At 5:03pm I get an email indicating that planning had been granted. I'd forgotten I'd subscribed to any activity on my planning application! Now, I've still to see the official notification letter with conditions etc but thankfully it was plain sailing. No objections, no requests for information. I took the planning site notice sign down yesterday (could've taken it down 3 weeks ago if I'd realized) just as a nice woman and her two young children was checking out what it said! Anyway, that task is now done, stage 2 finally over! 
     
    I've an appointment to meet with the Architect again in August as that's the earliest due to holidays etc. I used https://www.estimators-online.com to get a quote just to see what costs I'll be looking at. I know there will be some differences, not least exchange rates but my last Quantity Surveyor estimate is over two years old at this stage. Plus estimators give a much more detailed breakdown which allows me to see quantities so I can replace standard plasterboard with Fermacell for instance and work out the difference. They email you the report as a PDF but you can grab the Excel from their website afterwards and make adjustments if required. Cheap enough and gives me something to prepare against before August. 
     
    My main worry in building next year is the increased costs - materials and labour keep going up. Will I be able to build the house I want or just enough of a shell to convince the bank its habitable so I can move in and upgrade as I go? I can get a revised window quote as I've opening sizes from the PHPP. There's a few timber frame companies, some just do the frame, some can do everything. Brexit may play a part though with the timing of the build commencing after March next year most likely. So if I have a NI or UK based supplier, SunAmp, MBC, Kibroney etc lined up I'll have to have a plan B just in case, like most businesses! MBC pulled out of the Irish market but I spoke with someone there on Friday and he said they have started requoting again. There's a small irish timber frame company called Shoal timberframe that the Architect recommended. Not seen their stuff and it's a small outfit. Not sure they do foundations though. Anyway, this is where it gets detailed and interesting! I've a lot to think about as I need to decide what elements I'm happy to do and what I'll leave to the builder. Part F of the regulations in Ireland are under review and ventilation may have to be installed by a "competent person" so can I do the MVHR and ducting or will I have to pay someone else? As time slips you bump into these changes and have to adapt your approach. 
     

    So my site is shown to the right of the red border above. I'll have to shunt the metal shed out the back (painful) about 3 feet to the left. The other two sheds are being demolished. I'll be bringing some of the services onto the site before I sell the house in advance of the build. Electricity should run all the way past the front of the site but I'll want to confirm this. ESB here don't do temporary supplies in Ireland unfortunately. Water is the one I may have to get done as there's a hydrant to the right of the tree in the bottom left corner but after I sell the house I want to be sure I can access it. The pipework may not go much farther. Broadband sweeps though the garden of the house in the bottom left of the photo. I'll bring that onsite and see if I can get it tested so there's no need to dig things up again after I sell the house. The driveway will be split and a new double one created on the front garden of the existing house to maximize the site space I'll be keeping. It all adds to cost unfortunately. I'm not sure if I'll get insurance for those groundworks as getting public liability on the site itself (after I sell the house) to cover me until the build starts will likely be expensive so having a full self build policy for a 12 or 18 month term would make more sense. 
    So, the next few months are about the figures and seeing if I can afford to build with the funds available. Added to that are:
    Further Architect fees (2 stages plus Assigned Designer, Assigned Certifier regulatory stuff) Development contributions (@ €10K) Legal Costs associated with selling house, discharging old mortgage, taking out new one etc Service Charges (Electricity €2K, Water €2K, Sewage €3.7K, Broadband €120) Initial Groundworks in advance of self build mortgage (credit union loan) Self Build Insurance & Structural Warranty (€1-2K/€3K) There's a good self build exhibition in September in Dublin so it will be interesting to have more serious discussions with some of the exhibitors there this time. 
    One of the factors I'll have to watch out for is the maximum self build mortgage I can access. Most banks will only lend you 80% of the build costs. Now I'll own the site so I hope this will cover that 20%. Some banks also want to see a 15% contingency fund in place. The bank will determine how much a 3 bed detached house is worth in my area and after taking my salary x 3.5 I'll either be able to afford the build or be way off it! Also I've to get permission from my current mortgage bank to sell the house minus the side garden.....
    I'll be holding off any groundworks until this is all clear to me and how much maneuver room I have. There's no point doing the new driveway etc if next year I'm told our costs have gone up another 5% by the builder and I'm left swinging! Anyway, I'll have to sit on my hands a bit longer and do as much due diligence as possible and see if any builders come back interested from the tender process before making up my mind. 
    I've always thought that until the first wall panel goes up I won't actually believe this is real. It's all paper and numbers and has been for so long. Here's hoping if it's to be it's to be and thanks to everyone on this site for their advice and support! 
  12. mike2016
    I've been spending the last week or two chasing banks because of a clause in the Self Build Costing Template - "*Standard Timber Frame Structure with traditional block exterior". I've found they nearly all have a timber frame line in their stage payments due to front loading of the mortgage when using a factory built house, but they all without exception carry the clause above. I'd not queried this up to now but decided to chase it. I've enquiries out now with several banks but so far only 1 persistent customer services lady has gotten back to me with the news that they are happy to lend for a "pure" timber frame as it's common now and they are A Rated alongside masonry. They are looking for a 15% contingency and a max 80% LTV in their particular case so I'll have to do my sums. They are the second cheapest in terms of interest rates which is great but once built I should be free to switch down the road hopefully. 
    The main thing is that there is at least one lender I can go to to avoid having to build block work around my house just to keep the bank happy! 
     
    The other thing I've started looking into is insurance. Timber Framed houses are seen as a higher risk compared to Masonry. They claim it's two fold - higher fire risk and higher repair costs. Say I pay 325/yr now on a masonry house, that will go up to 550 at least for an equivalent timber frame. There are specialist lenders that might do better but I can see 550 turning into 1000 by the time I retire which reduces the benefit of a passive house low running costs somewhat. Maybe by then the market will have equalized of course as more timber frames are built but we'll see. Something to think about anyway. It's not enough to sway me away from TimberFrame but these are the peripheral considerations I need to bear in mind. Anything in the build method that increases ongoing expenses or limits my ability to switch between lenders later is a concern. 
     
    Over half way through planning permission. No sign of any objections which is great. Looking forward to the end of the month to see what the decision is or any requests for information come up. I'm hoping to crack on with the tender process if it's positive so need to manage my savings carefully to allow for that. My plan is to go to tender Q3 2018 and Start building Q2+ 2019 after I sell my house but we'll see. Things often take longer than you expect! 
     
    Finally I've been enquiring about self-build insurance and when to start it. I'll have three phases:
    Realignment of new driveway onto old house / Bringing services to site / Creating new boundary fence between existing property and site House sold - need public liability on site only Commencement of build on site I'm getting different advice from various providers. Some reckon I can use the contractors insurance for the first phase above, then a 12 month public liability policy on the site followed by a full self build policy for the build when it starts. Others recommend a longer (18 month) self build insurance package for all 3 phases. You just have to avoid a cessation of works clause when it's just the site and you're waiting for the build to start (3-4 months in my case due to placing order for timber frame and lining up a builder once house sale completes). So working on clearing the site, building a site shed and keeping a diary of works would keep the policy from lapsing. You're then covered at all stages from your builders insurance proving inadequate or if I get injured doing some jobs around the site. I've to check that the builder has both a combined liability policy for the public and as an employer in addition to contractors all risk. The second covers you if the building is 99% completed and burns down. Notably theft is the number one reason for a claim in this country. Once the build is finished there is a cessation of works clause so I'll need standard home insurance cover ready to take over at that stage. 
    I don't think a 12 month public liability policy will work out good value so I'll probably opt for a self build policy but just need to decide if it should kick in after I sell the house and I'm left with a site, or if I start it when the groundworks commence before I sell (Driveway, services, boundary preliminary phase). I'll shop around anyway and think about this further before deciding. 
  13. mike2016
    My planning permission is now submitted and I've a reference number and everything! So, there's about 5 weeks waiting for objections and then 3 weeks where the planners will come back with questions / start examining the submission. Then you get a preliminary approval with a 4 week cooling off period before the final official permission is granted, with their contribution bill! Once granted, I'm planning on some preliminary groundworks on the current old house to realign the driveway and access water and broadband services so I don't need to dig up that front garden again. I checked and I can issue a commencement notice but agree to only pay a portion of the contribution fee (nearly 10K) until the main build commences. I'll have water connection charges to pay also but they are changing their fee structure in the next few weeks to standardize it across the country which puts the price up unfortunately - that's how it goes! 
     
    I reviewed the final drawings presented by the Architect before they were submitted and noted that they called out some details which I wasn't expecting. Plus there was a legal letter I'd to get signed and witnessed by a solicitor to state I own the site which was a surprise and required getting a quick appointment (section 97 statutory declaration). 
     
    In case this helps someone else who are reviewing their drawings, these are the areas I called out in mine:
    PVC gutter and downpipes - I indicated I'd prefer aluminium if budget permitted. Would stating PVC prevent me from this option later? (They removed the reference to PVC)  Timber Gates 1.5M high vs boundary wall of 1.8M - The current side gate is 1.8M so I asked them to raise it Concrete boundary wall - Currently all boundaries to the neighbors are concrete posts with timber fencing that slots between them.  Overheating - I'd suggested stretching the porch overhang (zinc) over the downstairs bedroom window and assumed they'd reduced the height of that window. Turns out they just raised the height of the overhang! Plain black roof tile was listed - The current houses have red concrete tiles that have weathered very dark. I was wondering if we'd need to go with red tiles but this colour would be less jarring to the neighbors!  A brick finish was listed - We're going to fake it with K-Rend so I wanted to check we weren't forced to use brick slips. Strangely enough the Architect wasn't aware / forthcoming about this technique and was discussing actual brick slips until I got talking to a K-Rend guy at a self build exhibition. I'm sometimes surprised by the little things I've picked up on this forum and doing research that I assumed the Architect would know about?!  I asked about a Green roof on the rear roof  the use of a roof overhang shade the upper windows - The response was cost, weight factors and pitch are working against a green roof here. An overhang would require structural loads from wind to be taken into account so we're sticking with louvres which are a better fit for my budget. I figured this would be the answer but better ask I say than wondering what if...  A friend suggested removable Louvres - They are in hardwood so one concern I had was maintenance over time. Maybe stainless steel would be better. Again hardware louvres was the term used in the drawing so I wanted to check I could use a different material later. Hardwood timber should be ok though. We'll see what the options are closer to build.   Attenuation vs rainwater - I'd seen some other planning submissions and their SUDs report favour water butts. I hope to install a rainwater harvesting tank underground if the budget permits. The drainage layout specified didn't have any provision for same but the Architect has since added in a reference to a concrete rainwater harvesting tank which I hope I can afford to install.  Solar PV - they forgot to add the 8 panels on the south facing roof / reference them there but I asked about adding more panels out the back garden. There's a 12 square meter limit for solar panels and you can't reduce your free garden space below 50 square meters. They indicated the ground mount array could be dealt with later so I'll look into this at a later date.   
    Basically I read every detail on each of the documents to ensure understood them as much as I could. The docs may trigger questions from the planners at some point. The questions will incur an hourly charge by the Architect to respond to. The Stage 2 fee was paid prior to submitting the plans and they are posting me out a full set including some A1 printouts which will be nice to hang somewhere! I'm still waiting on the DWG and BER/DEAP XML files I requested so I can use these when discussing heating, ventilation etc with a few suppliers. I got an A2 preliminary BER but can increase to A1 with a few extra solar PV panels (6 x 270W in total) and we've got 8 panels allocated so we're good to go there. 
     
    The PHPP results prompted the Architect to recommend radiators over underfloor heating. I've already discussed the overheating issue. They seemed content with 5% which in the current climate context I thought was surprising. I asked them to change the climate data to London and it shot up to 13% (because I think that's where we're heading). I'm more worried about overheating when it's warm than heating when it's cold. We've since got it down to under 1% (local climate data) when allowing for opening of the roof lights. I'm happy enough with that for now. I might tinker with the glazing G values at a later date. The treated floor area is a bit misleading as it's a 108 m2 house but I still can't believe the heating load figures. I remember the architect saying there's about a 500w peak heating load for this house. I've a 2kW electric oil-less heater sitting beside me here on the old house just to warm my office/bedroom! 
     
    So, this week I'm talking to builders, timber frame suppliers and visiting one or two sites to line up reputable tradesmen I'll need down the road. I've also sent off the plans to a few companies for quotes on MVHR, Underfloor heating and timber frame prices. Then I can start to hone in on those areas and shape some choices. I received strong recommendations on one timber framed provider but haven't been able to get in touch with the key person. Hopefully they'll get in touch in due course as I'd like to visit one of their sites to understand their approach as they don't show their detailing on their website. Another company can do a turnkey solution. The only issue is they have extensive site pictures where they use two courses of concrete blocks above the foundations and sit their timber frame on top of this. I'm concerned about thermal bridging as a result but hope to visit one of their nearly completed houses to see if this is the case or not. They have some other examples of a passive slab I'm more in favour of so I may not be looking at the most applicable examples!
     
    Brexit as always plays a part as my build commencement may be 2019 so I have to be careful about supply / support from the UK in that context. There are some excellent companies in Northern Ireland I would like to employ but I may have to reconsider those until we see what happens in March next year. 
     
    So, that's this phase almost complete. Just waiting on permission now and then can see about how to shape the next stage from there.....!


  14. mike2016

    Overheating

    By mike2016,

    Well, finally after years of iterations of drawings in the pre-planning and planning phases we're off to the races! Before I post the final plans I was talking to the Architect today about the potential for overheating shown by the PHPP calculations. I'm going for a Passive House and my concern was rising global temperatures (during the build and more likely afterwards!). The PHPP package allows for 10% of days where the internal temps can rise over 25 degress celcius. That's a lot of days! Not so comfy! The Architect initially aimed for 5%. 
     
    We delved into it a bit further and I challenged them to improve on this. I did discuss the 3M film which cuts down on long wavelength IR, i.e. drops your Windows G value right down and no more overheating, but, you don't get solar gain in the cooler months either! Bit of a tradeoff. The G values they are using for me currently are 0.6. Other U values are as follows (based on timber framed construction): Floor = 0.12, Roof = 0.1, Walls = 0.125, Doors = 0.96, Windows = 0.84 (These are just placeholders but fairly typical and not hard to meet)
     
    I get an A2 rating from the DEAP package which is my preliminary BER. To meet Part L I need one, yes "1" solar PV panel, go figure! Add 5 more panels and I go up to an A1 BER rating, the highest. This assumes a standard Heat Pump and MHRV etc. 
     
    I'll investigate Passive House Plus / Premium at a later time as that encompasses energy consumption & renewable generation. I should fit 8 panels on the roof comfortably, I'm hoping for more in the back garden at some point. 
     
    Anyway, what was I on about - overheating! 5% was a bit high given that when I asked them to switch the climate data from Dublin to London it shot up to 13%. Scorcher! By 2050 I wouldn't be surprised if that was the result for this house without a physical move! I want to build for more than today and one generation. The 5% figure is based on having internal blinds on both the rooflights and south facing windows,  and opening the windows in the evening to cool down the house if I understood correctly. And that's if you're home during the day otherwise if you forget to pull the blinds you'll be roasted coming home. The MHRV can help a bit but just can't deal with the heat load on a really hot day. I needed to find out what were my options and get that % right down....
     
    I'd read here about the successful use of 3M prestige window film. It drops the G value in half which denotes the level of solar gain the window lets in. The only drawback is while you're cooler in the summer you'll pay for that in winter = less solar gain when you really do want it! It still might be useful for one or two windows and certainly if the temperatures soar over the next decade or two worth introducing then. 
     
    External shutters are very common on the continent but rarely used in Ireland. As it's the front of the house this could be a planning battle but is it one worth having? You would have to go back to the planners later if so.....
     
    Brise Soleil if I've spelled it correctly are those overhanging louvres that are angled to block the worst of the summer sun. With these in place and this is the strategy the Architect is aiming at, it reduces overheating periods to 2%. Then if you start opening windows etc it get's it down to 1%. Blackout blinds are available for Velux rooflights but while they can be motorized, they aren't automatic. Even though the roof lights are on the north facing side, the angle of the summer sun will bring in light and associated heat during the peak months. 
     
    Internal blinds are of course most likely mandatory but unless they are also automated, they might miss the period of time that would prevent an overheating event. 
     
    So, right now we're looking at Louvres and internal window blinds. I did see some nice external blinds but these would have to take the weather and I'm not sure if outward opening windows would be compatible? Inward opening windows I feel would leak over time as the seal is pushed in with wind/rain over the years. But that's a different discussion!
     
    The front of the house faces just off south at 204 degrees. There's a zinc half porch over the front door and glass window beside it. The windows themselves are tall rather than wide so I'm not sure the Louvres will offer as much protection during the shoulder months but that's probably for the best. The PHPP package was used to drive the 2% with the proposed Louvres size so as long as they stay on the house and don't fly off in the wind, they are probably the solution I'll stick with. Unless the planners have their say! 
     
    Maybe all I need is electrical windows that darken with a switch....!
     




  15. mike2016
    So I'm currently contemplating whether to pursue my 3 year old dream to build a home or skip it and plough the money into the second hand home I just bought. To explain, the house has the site attached to it, which I now own, so at least land isn't the issue. There's going to be other moments I'm sure when I wonder if I've made the right choice but now would be a good time to call it a day. The scary thing is not knowing how much this is all going to cost. Prices for materials and labour are going up all the time and until I go out to tender I won't know the real cost of the build. 
    It's going to take most of my remaining savings, around 12K to get through planning and go out to tender. THAT's the point I'll know the real price. All I have to go on currently is a year old Quantity Surveyors report and several great threads on this site. And for my amusement I've been doodling changes (attached) to the last Architect's design....and like me at Xmas, it's gotten bigger, not crazy big but 89 sq meters increased to 118 sq meters....it's changed from a 2 bed to a 3 bed and has started to really look interesting. 
     
    I read a timely quote today: "What Future do I want to create?". 
     
    My Choices:
    Option A: Spend 12K and see if you get planning and can afford to raise the roof and get this house built. 
    Option B: Plough the 12K into new windows and external insulation and work on reducing the mortgage, perhaps sell the site with planning but give up the dream.
     
    So, what have I got to lose? I've done the math and figure I can get this done. I'm trying to reduce the mortage and term if at all possible as I'm on a 19 year mortgage currently, I'd prefer less. I'm willing to take on all I can but I'm limited in skills and experience. I'll certainly do painting, MHRV, Security (Alarm, CCTV), Computer Cabling and some of the home automation. I don't want to delay the move in date and completion if I can help it as I'm painfully aware after several DIY projects that they take time and are tiring on top of a full days' work. I greatly admire those to make that sacrifice. I just want to be realistic about where is makes sense for me to do something and when to leave it to the professionals. And finding a trusted builder hopefully....
     
    The next stop date is after receiving the tenders back. So, is 12K a risk too far? I don't thing it's so much about the money as the heart. There's just me. What future do I want to create? Let's wait and see.......





  16. mike2016
    Well, that's been an interesting few months! I've been hoping for the last 18 months to buy the side garden off my landlord (I've been renting there 8 years) and go straight to building. But, nothing is ever that easy! I was asked for plans, which required a bit of homework, an Architect or two and pre-planning. All worked out and I shared the sketches here previously. But when crunch time came the landlord found it too difficult to sell off part of the site as he had an existing mortgage on the house and I'm not related to him. Anyway, a friend suggested I buy the whole house & side garden, lock, stock and compost barrel which I duly did! 
    Unfortunately that leaves me bereft of any savings as it was more than I was planning to spend. But, I've now got a house in my name (a first!), the site & side garden and a cunning plan to rent a room or two, save, get planning in 2018 and build in 2019, or so.... the bungee Irish property market allowing! 
     
    For now I've access to the current house as an owner vs previously being a tenant. I've already gotten stuck into the following projects to build my DIY skills to prepare for the later build. I also attended a Home Maintenance course in the UK to get the basics. 
     
    Completed:
    Renovate Master bedroom & Ensuite Upgrade Attic insulation - added 200mm Knauf Earthwool insulation, water tank lid & lagging jacket Installed 100% LED lighting, replaced a few fixtures Blocked Chimney top and bottom (Gas fire hasn't been used in 8+ years) Repair & repaint Soffits / Facia Ran CAT6 for CCTV & wired internet to my bedroom Replaced innards in two toilet cisterns with dual flush option Lock upgrades throughout house Pending:
    Renovate other rooms one by one (wooden flooring, standardize on magnolia wall paint) Inspect and repair all ventilation ducts Repaint Exterior   
    The gas boiler is reasonably new and provides hot water and central heating in addition to gas cooking. I'm debating about getting a condenser dryer as the washing machine doesn't have any drying capability and it would save most but not all hanging clothes around the house to try. There are some clothes which would shrink so it won't remove all inside drying. I might have to get a TV, my first in 8 years if the new tenant wants one but a free to air package would make sense there. During the course of the DIY I drilled through a heating pipe three times, causing problems and my one of my cistern overflow pipes drained heavily onto the bathroom floor upstairs as it was never connected to anything. All good experiences! 
     
    Back to the self-build. I now own the entire site including side garden. I've pre-planning "approval" and next need to finalize the structure and floor layout before going for full planning permission next year. Then I can start making decisions on the interior layout and purchase a few fixtures and fittings as I go along. Depending on the market and timelines I'd hope to start building in 2019 at the earliest. To finance this I currently plan to sell the current house, minus the site, rent the house back from the new owners and try to complete the build in that rental window and move straight in. 
     
    Lots to think about and the current house needs a lot of TLC which will take the next year. It should build my DIY skills while also making it more attractive to future buyers. I'd love to get EWI and some solar going but can't justify the investment when I know I'll need all my savings for the build / professional fees etc. I'll be able to use the site value as a deposit with the bank but I expect things like windows and the timber framed kit will require up front payments. What's key is the timing of selling the house / closing the deal / being able to pay off the current mortgage and getting starting on the new build with a new mortgage. Lining that up with the lead time of the builder, timber framed kit and windows will determine the length of time I'll have to rent the existing property back. I could do the old caravan trick and I've a sister who lives nearby but living beside the building site lets me keep a closer eye on things and the noise/mess might provoke issues with the new owners / neighbours if they moved straight in. Plus there will need to be some realigning of the driveway and access to utilities which will cause disruption outside the existing house. 
     
    I need to de-risk as much as possible but there's a lot of unknowns lurking out there. I hope to end up with a smaller mortgage than I currently have and reduce the term as much as possible so I can make some lifestyle choices after 10 years or so. 
     
    The new house will be Passive or as close as I can get and I've a good Architect's practice backing me up. If I can nail the design and costs then it's down to timing everything and hopefully move in by 2020! 
     
    In the meantime I've just to enjoy the house I'm in and do some DIY along the way.....
     
     
  17. mike2016

    So it begins...

    By mike2016,

    I got the notion last week to start up a Blog on buildhub after enjoying the advice and knowledge everyone had contributed over the past year (or part thereof) since it launched. I've been on a journey to finding my own home for about two years after renting for the last 20. I thought I'd summarize where I'm at and how I got here to help others hovering around the same place and to spur them onwards to achieving their great dream too! 
     
    So, where am I exactly? I've completed Stage 1 - I've a developed sketch, floor plan and it's been submitted to pre-planning who are happy with the design. I'm currently working on securing a contract on the land subject to planning permission before Stage 2 which is applying for same. Sounds easy when I put it like that! It wasn't but I've arrived at a place where I can visualize the spaces and have more meaningful conversations as I figure out answers to the multitude of questions that go though my head. 
     
    I've found some great resources (not least this website!) - The Housebuilder's Bible & The Sustainable builders bible to name but a few. I've been in Dublin, Cork, Belfast, London & Frankfurt at exhibitions around renovating, housebuilding and lighting to speak to experts and get an idea of what's out there. Hard to believe that two years ago I thought all houses were built "more or less" the same. Then I discovered Passive Houses through a customer and my world was tilted - it's never been the same since! I used to ignore places like Screwfix, Wickes etc as when renting there's not much you can do to a house, the investment is lost the minute you move out. But now I'm taking a wander around and weighing up different kitchens, bathroom fixtures (my jaw dropping at some of the prices!) and figuring out what I actually like. 
     
    Working with the Architects who developed the sketches I'm displaying here was interesting in itself. They have a very good track record on Passive Houses in Ireland, one of the main drivers behind my build. My budget is tight however so a 89 square meter two bedroom house is what we're aiming for. I got the Quantity Surveyor costings recently and we're just inside the budget I'd set so I'm happy so far. There's still a LOT that can go wrong of course but one step at a time....! 
     
    The front of the house is facing just off south, 220 degrees or so therefore the open plan back of the house is going to be darker and colder. We've still to get DEAP/BER/PHPP done which will probably drive some changes but I love the vaulted ceiling idea in the quieter rear living space and will be interested to see how things progress in 2017.
     
    I don't know where I'll be in a year, if I can secure that land contract then off to Planning Permission I go. As I've said to many people I'll keep ploughing ahead until someone says no....! 
     
    I'd say I've spent about 10K so far on the Architects, Surveyor, QS, attending exhibitions etc but the expertise I've connected with has turned my dream into something with potential that shows. I'm tempted to run ahead and get more done without the land contract in my hand so I can submit planning sooner but with Christmas around the corner, I think it's time to back off, relax and little and take a breath. 
     
    I've enjoyed reading the other blogs when they reach that build stage, where dreams meet reality. May I one day be able to contribute my own story into that Library.....
    Mike
     
     



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