goatcarrot

Anyone?

While I’m waiting for other things to happen I’m looking at converting a small stone barn, 50m2, pointed outside with lime mortar. I have some questions about insulation and moisture management. One side of the pitched roof is slated and has a bitumin type felt underneath all in good condition. The other side is wriggly tin so needs doing. The floor is 6” slab with 75mm of kingspan type under with dpm. Can anyone advise on the best strategy for insulating the walls and roof bearing in mind I want it to breathe? hiw much of a problem is it that one side of roof is not (I assume) breathable because of the felt? if I use insulated lime plaster on the walls and a breathable insulation/membrane in the new half of the roof I don’t want to create a moisture trap on the non-breathable side. I intend to use MVHR and a small wood burner and fit good double glazed doors and windows. comments/criticism welcomed.

I thought as much. Cheers

Yet another idea of mine... is it possible to reclaim VAT on a small stable conversion if the accommodation is ancillary to the main house and not a dwelling house in its own right? I’ve read this form but I’m still unclear, planning permission is not required, just building regs https://www.gov.uk/government/publications/vat-refunds-for-diy-housebuilders-claim-form-and-notes-for-conversions-vat431c

@AliMcLeod fair point. 4” drain from neighbour actually runs across the site so if it’s not at capacity further downstream, connection should be straightforward. I realise this isn’t a given though and might be looking at private treatment so if I can save £8k on architect fees then great. water is in the lane, again, if not at capacity then should be ok. elec poles run along the edge of field not far from substation so unless the transformer’s on its limit it should be ok. I’ll be applying for connection quotes as soon as I get the pre-app back, all being well.

Thanks @SteamyTea that’s exactly the right approach. Nothing flash. Spend the budget on the fabric not the finish, that can be improved as time goes by. I’m not sure the builder is aware how cheap he is but he’s quite young but damn good and has built about 10 houses locally recently.

@ProDave land already owned, services very nearby. I think the builder is very good but cheap, see his rough estimate above on a recent house he’s just done, that’s 3 men laying block/stone and 1 labourer. That’s the going rate round here, works out about £20 per hour excluding the labourer.

@the_r_sole ok point taken.

Ok I realise I was being optimistic. looks like I’ll have to compromise somewhere, question is where? Size? Insulated foundation? local builder has quoted £35k for labour on an 8x8m house in block and stone over 12 weeks.

NE Cumbria, well I’d like 160m2 but others have told me that’s not doable on my budget

Turns out a local architect is a friend of my wife’s so I asked him if he had any experience of Passivhaus design. He said no but was willing to be educated and has offered to help us if we make a donation to charity, an incredibly generous offer! I’m not one to look a gift horse in the mouth but... while on the face of it this sounds like a great opportunity to save some money and keep things local, is there a big difference between mindsets here? my budget was always tight anyway (£150k for 3bed) but I do want a house that is as near as PH standard as I can get. Could this be a false economy? he said he would look at doing the training too and seems a genuine bloke though I’ve not seen any of his work yet. what do you think?

Think I’ve decided against TF for now but may revisit once I get quotes for block work... maybe I’ll draw up some sketches and then get them done properly by a technician, that could save some time and money.

@SimonD I’d love to design it myself but the lack of experience and confidence is putting me off. But saving £8k on a £150k build is huge! That’s the ASHP or roof paid for. after all, no one knows better how we as a family live or would like to.

That’s the thing, he’s not giving me a massively creative vibe but he’s experienced, local and pragmatic and has done his own self build Passivhaus. And he was willing to view the plot while snowing! Yes £50/hr does seem ok and he’s not VAT reg’d which will help cash flow. My other thought was, as I’m limited on budget, and PH is basically best as a box with no quirks then I’m kinda limited on design anyway and I know how to draw a box. Being facetious but you get the drift.

I’d thought about doing that. Have you? what’s involved, presumably it doesn’t have to be in CAD, could be old fashioned technical scale drawing? house concept is quite simple really to keep costs down. I see the PHPP software is only £160

Think this works out at about 6% so in line with industry standards? just wondering if I can tighten things up by doing some of the leg work so he can concentrate on the design process. or anywhere else I can economise?

Budget £150k 3 bed near Passivhaus probably masonry.

For example £1k for H+S policy file seems a bit steep? Can I do this myself?

Could anyone more experienced take a look at this architect quote and see if it’s ok? Is his approach ok? I'm on a budget and trying to see if there are any areas I can save money on like doing soil tests myself, liaising with utility connections etc. thanks Fee_Proposal.pdf

I’m encouraged by your post @ProDave, congrats! leaves me with a question... Is it possible to build to near PH standards a block cavity 120m2+ 3 bed house for £150k, doing groundwork, electrics, plumbing, plastering, roofing etc myself? can someone break down the figures for me ie Insulated foundation £ Walls £ windows/doors £ drainage £ roof £ MVHR £ etc or point me to a guide on this site please? thanks

@Adsibob who was your ‘famous architect?’

Ok no worries, got you. what’s the best way to find his content, sorry not familiar with the site yet

I’d just arrived at same conclusion!

Great project. Thinking of doing same sorta thing. I presume it wouldn’t be permitted development in a field rather than garden? Hoping to build a real house in the field too but not got a design or planning yet...

Yes I understand that, just trying my utmost to guard against that possibility