Just a dream at the moment - 4 bed timber frame self-build

[Rob S]

Hi 

 

This site has an overwhelming volume of great information - it is almost paralyzing at times and definitely not great for work productivity. Each rabbit hole you go down leads to another, and another...so much to learn. 

 

My wife and I are planning to self-build in Suffolk, somewhere in or around Bury St Edmunds. I have been researching for a year or more and come the summer we will be in a position to move forward, subject to finding the right plot. 

 

As we are both new to self-building, the idea of a timber framed build appeals. The speed of construction and packages some firms offer (design and watertight shell) would give us some reassurance and ensure we aren't dealing with as many contractors. A design and shell to watertight package is what we are thinking. We would separately employ a firm for the foundations and site prep, or add that on to the timber frame package should we find a suitable quote and company. Follow on trades for windows, doors, cladding/render, roofing, joinery, plumbing and electrics etc. we would manage as we have lots of close friends with those skills. 

 

We are thinking the usual contenders - Potton, Fleming Homes, English Brothers etc. Any suggestions or recommendations are welcomed. 

 

Our budget is around £1,500m2 for a nice enough but fairly standard spec (no particularly spectacular energy efficient tech etc, just half decent U values which no doubt trump a generic new build, underfloor heating down stairs). We would like a 180-200m2 build. Our principal aims are to achieve a nice family home for us and our growing family, at a relatively affordable price which is likely to be worth around 20% or more than the total build cost. We are thinking fairly traditional English style, red brick base, light render exterior with tiled roof and either UPVC or aluminum windows. 

 

My main questions from those with far greater experience are:

 

Does this all sound feasible in principle

How easy is it to change the design attached to a plot with full planning

When I look at plots with outline permission, it isn't always apparent what scope and scale of property can be built

We are thinking of living in a static caravan on site during the build. Are utilities companies/groundworks companies accustomed to running services to the build site and then off shoots to supply the caravan? Has anyone got experience with this? 

 

Thanks in advance 

Rob 

 

 

 

[ToughButterCup]

Welcome.

21 minutes ago, Rob S said:

...

This site has an overwhelming volume of great information - it is almost paralyzing at times and definitely not great for work productivity. Each rabbit hole you go down leads to another, and another...so much to learn. 

...

 

Bang on.

I promise you, each of the questions you ask are actually answered in the site. I notice this is your first post, and since I haven't got time to help this morning , I'll just suggest that you use the site search  utility - which can also be accessed direct from google.

 

Here's an site search example for build costs  spreadsheets

 

And here's the same on Google  . The search 'string' (phrase) used was  site http://www.buildhub.org.uk: spreadsheet of build costs

And before the google-haters on here jump down my throat ,  other search engines  are available.

 

Happy reading.

ian

 

[jack]

4 hours ago, ToughButterCup said:

The search 'string' (phrase) used was  site http://www.buildhub.org.uk: spreadsheet of build costs

 

That search string will work in practice, but for future reference, the full syntax is to add the following to your search term:

 

site:buildhub.co.uk 

 

You don't need to add the whole address - Google will limit the search to domains having the string that you specify after "site:". Even site:buildhub is probably accurate enough.

[Rob S]

Thanks you both for your input. I'll get to grips with the search tool and get stuck in!

 

Rob 

[Phaedrus]

Hi Rob, welcome to the Buildhub site.  I am a self-builder in Norfolk who is starting the build of something very similar to your specification (Four bed, 200m2, timber frame, traditional brick exterior).  I am new here and a first time self-builder who has learnt a lot since finding this site.

 

9 hours ago, Rob S said:

we will be in a position to move forward, subject to finding the right plot. 

Finding the plot may be one of your biggest challenges ?  Tips on finding the plot and evaluating its potential would be well worth looking out.  Our plot came with full planning permission but it has not been that straightforward getting our minor amendments through planning.  The other challenge has been services - we've struggled getting reasonable quotes for electricity/water and commitment to get them installed.  The other biggie that catches people out is sloping sites and difficult ground conditions.

 

9 hours ago, Rob S said:

A design and shell to watertight package is what we are thinking. We would separately employ a firm for the foundations and site prep, or add that on to the timber frame package should we find a suitable quote and company. Follow on trades for windows, doors, cladding/render, roofing, joinery, plumbing and electrics etc. we would manage as we have lots of close friends with those skills. 

Finding multiple companies that are prepared to guarantee the performance of the shell could be problematic.  There is a lot of attention to detail required to achieve an air-tightness of 0.6 air changes per hour @ 50Pa (Passivhaus standard) compared with 10ach specified in Building Regs.  This and the thermal performance of the build have a massive impact on the building comfort and heating load so it is worth looking at the trade-offs.  Wall thicknesses will be 300mm+ with basic timber frame/cavity/brick skin so maybe consider other cladding systems or allow for the large difference between external and internal area in your planning.  Most will suggest that taking a "Fabric First" approach and building to near Passivhaus standard will not add massively to your build cost and is worth the investment.

 

9 hours ago, Rob S said:

We are thinking the usual contenders - Potton, Fleming Homes, English Brothers etc. Any suggestions or recommendations are welcomed. 

Many self-builders here have used MBC (based in Gloucester but operate nationally) who provide the foundation/timber frame package you're looking for.  Another suggestion for you is Flight Timber Solutions based near Colchester. 

 

Good luck with your plot search and self-build planning.

[Rob S]

Thank you Phaedrus for the thoughtful reply and well done on getting to the stage you are at! I am green with envy - how exciting!

 

21 hours ago, Phaedrus said:

Our plot came with full planning permission but it has not been that straightforward getting our minor amendments through planning.  The other challenge has been services - we've struggled getting reasonable quotes for electricity/water and commitment to get them installed.  The other biggie that catches people out is sloping sites and difficult ground conditions.

This is a quandary of mine - go for a plot with outline and hope to get your plans over the line or go for something with full planning, only to spend an age trying to get even minor changes accepted. Utilities and ground conditions seem to be the great unknown in terms of cost and budgeting from everything I read on here. Soil surveys and researching connection distances/feasibility seem to be the way to go, but how much do they slow you down when you're competing with other buyers for an attractive plot?  How did you find your plot in the end and what checking process/surveys did you commission before making an offer (or subject to completing)? 

 

21 hours ago, Phaedrus said:

Finding multiple companies that are prepared to guarantee the performance of the shell could be problematic.  There is a lot of attention to detail required to achieve an air-tightness of 0.6 air changes per hour @ 50Pa (Passivhaus standard) compared with 10ach specified in Building Regs.  This and the thermal performance of the build have a massive impact on the building comfort and heating load so it is worth looking at the trade-offs.  Wall thicknesses will be 300mm+ with basic timber frame/cavity/brick skin so maybe consider other cladding systems or allow for the large difference between external and internal area in your planning.  Most will suggest that taking a "Fabric First" approach and building to near Passivhaus standard will not add massively to your build cost and is worth the investment.

This is sage advice. I suppose I had assumed really ramping up the efficiency of the eventual build would have a commensurate increase in costs. In light of your advice it is certainly something I need to explore further, although it does sound as though you are building something more ambitious and environmentally conscious that what I was thinking (now maybe rethinking). As the list of companies prepared to 'guarantee' a certain level of performances reduces, does that leave you in a situation where you have less bargaining power I wonder. Cost assurance (as much as it ever achievable) is extremely important for us.

 

21 hours ago, Phaedrus said:

MBC (based in Gloucester but operate nationally) who provide the foundation/timber frame package you're looking for.  Another suggestion for you is Flight Timber Solutions based near Colchester. 

 

MBC are talked of very highly across the forum. I have heard of Flight Timber but not given them much consideration yet. I shall, thanks for the info. 

 

Best wishes for your build - I would be delighted to hear how you get on as things progress. 

 

Thanks again for taking the time to offer your advice. There is so much to learn so to hear from those who are further down the line that us is invaluable. 

 

Rob