Complete novice to self build

[3Dwarves]

Hello,

 

As someone who had only rented so far, we are finally in a position to own our first home. However, we have concerns with the quality and insulation of the existing houses on the market (which are within our budget) and we've started thinking over the idea of a self build or a major renovation to meet the required standards for the impending future - the effects of climate change and rising energy costs. As we have kids, we have some other requirements around it - the most important being that it must be in an area close to schools (although we're don't depend on the strict catchment areas), which excludes rural areas for example. But this also limits the type of building that we can buy and to some extent, I suppose, the amount of work that we will be allowed to do on it. We are currently trying to evaluate all our requirements (of a well insulated and energy efficient and well space-distributed home) and figure out how to find the best way to implement it. 

I hope this forum will help us find answers to the questions we're currently having and give us even more ideas how to make our dream home a reality. 

I would apreciate any advice on how to start, how to find the plot or old house that we can use to build our home on. I am wondering how to find information on how much work is allowed and the costs of permits if the house is terraced, end of terrace or semi-detached? How many changes are viable for these types of houses?

Thank you!

 

 

Edited March 15, 2022 by 3Dwarves

[ProDave]

Hi and welcome.

 

I tried to buy a plot of land 35 years ago to self build my first home and hit a brick wall that it was financially impossible.  Instead I bought a developer box as my first home.  The issue then was nobody would lend to buy the land, but they would lend to build the house if you could buy the land.  I think things have got better since then.

 

The rough location you are looking might help.

[AccidentalSkydiver]

Hello! Its a bit of here or there! New builds will be much higher insulated to conform to building regs etc - but they are all fairly small, gardens are no bigger than my drive way and some even have covenants against a bloody garden shed! unless you spend a fair whack for a bigger new build property, older houses are generally more substantial in size, but will require more work for the insulation, windows, heating etc (unless these are done but then the price goes up) already. Older houses tend to leak (air, not water - unless it is leaking water then run!) air so will need a fair amount of air sealing to ensure tight retention of conditioned air (heated, cooled whatever).

Self building is a whole 'nother kettle of fish, There are a few lenders now who will do staged mortgages for building - land, foundations, walls, utilities (wiring/plumbing), roof etc but they require a 10% deposit in most cases, you need to find land with permission (or land without, then get permission with plans). 

[markc]

Welcome, a lot depends on your own abilities. Many seem to think self build is a way of getting a cheap home, it is a way of getting a much better home for similar money. New builds may be better insulated etc. But many developer houses are poorly built and a Nightmare for those who live in them. Join a resident group of a new build estate and read the complaints!

as mentioned previously, an old knock down and rebuild is a good option if you can find one, but if mortgaged then definitely speak to the lender before knocking down … or even buying.

[ToughButterCup]

55 minutes ago, 3Dwarves said:

...

I would appreciate any advice on how to start,

...

 

Anywhere is the answer. No matter your start point, don't stop. Because in this sector, anything is related to everything else. 

 

Set yourself a task that you might enjoy like - the choice is accidental - Planning Permission. Look at who is being allowed to do what in your neighbourhood. And work out why. And work out how much its likely to cost. And who is being refused - and why. 

 

File that information away in your head so that when the opportunity arises, you'll have a head start.

Good luck

[3Dwarves]

Hello, everyone, and thanks for your replies!

 

ProDave, I couldn't find out what a developer box is, is it somethink like a prefab house that you build on the place of existing house?

 

AccidentalSkydiver, I do agree, some of the new builds have their own problems - it's either the location - completely out of town or with poor transport links, or no amenities, GPs etc., or the spaces are weird and I've heard people complaining about not receiving what was promised, often plus mold, leaking or roof problems. I doubt we'll be able to self build completely, I think we'll have to work with a qualified company that manages the whole thing, or semi-self-build it, as none of us has experience in any kind of hands-on architecture/building.

Can all types of land, sold without permission, get one? I've seen advertised, quite near to town, but it's not connected to water or electricity and how can I find out if it can get permission?

 

markc That's how I see it, as a way to get the home you hope for the money that will buy an outdated property. We've just realised that most of the properties on offer are very poorly isolated, most of them with mold issues and (!) single glazed windows. But on the other hand, I wonder how the problem with trapping moisture and ending up with mouldy home is avoided in the insulated houses. I feel that I don't know enough about this particular issue and this makes me unconfindent in attempting to solve a problem like that on my own, no one would like to spend a fortune (money and time) and still end up with mould. 

 

 

On 15/03/2022 at 12:28, ToughButterCup said:

Anywhere is the answer. No matter your start point, don't stop. Because in this sector, anything is related to everything else. 

 

Set yourself a task that you might enjoy like - the choice is accidental - Planning Permission. Look at who is being allowed to do what in your neighbourhood. And work out why. And work out how much its likely to cost. And who is being refused - and why. 

 

File that information away in your head so that when the opportunity arises, you'll have a head start.

Good luck

 

Thank you , ToughButterCup, can I find anywhere how past planning applications have been handled and the result? I checked my local council (Surrey) but I couldn't find anything on their website about residential past applications and results. Would any body (land regiustry or so) hold this information, or do I have to ask specifically the local council to obtain it?

 

Thanks!

[ProDave]

12 minutes ago, 3Dwarves said:

 

ProDave, I couldn't find out what a developer box is, is it somethink like a prefab house that you build on the place of existing house?

 

No it's the rather sarcastic name for the cheapest, smallest new house on a housing estate built by a developer. A rather small, poorly built, poorly insulated house on a small plot with a tiny garden on an estate that is far too tightly packed in.  I hated it, but at least it was a first step.

[SBMS]

@3Dwarves One of the most challenging things I think is finding a plot - it took us ages.  This is because most plots are snaffled up before they ever hit the market.  If you have your eye on some land, then it's worth engaging a planning consultant to ascertain whether they think you could get planning permission.

 

There are websites like plotfinder that people lists plots on.  Also the UK Self Builders Group on facebook can be useful - people often list plots they are selling.  Your local planning portal for your borough will usually have a 'weekly lists' section that shows planning applications that have been submitted or decided that week, to give you a sense of what the authority are minded to accept. (Here's the list for Elmbridge: https://emaps.elmbridge.gov.uk/ebc_planning.aspx?requesttype=parseTemplate&template=WeeklyListAVTab.tmplt) - what Surrey borough council are you under?

 

And here's a little tip - if you really want a plot then watch the 'Applications Submitted' part of the Weekly lists. This will show planning applications well before they are going to hit estate agents, or builders/developers hearing about plots.  If you see something you like you can either:

 

1. Approach the owner (they might live at the location) and ask if they are planning to sell if they get approval, and if they are if you could agree a price now 'off market'; or;

2. If the application fails, put it under the nose of your planning consultant and if there's a technical reason they were denied, and you wouldn't be, then approach and offer to buy the land in any event and put in an application yourself.

 

A deciding factor though at this point I think is, what's your budget?

[SBMS]

26 minutes ago, 3Dwarves said:

Can all types of land, sold without permission, get one? I've seen advertised, quite near to town, but it's not connected to water or electricity and how can I find out if it can get permission?

Get one what? Planning permission, mortgage or utilities?

[Bitpipe]

19 hours ago, SBMS said:

Get one what? Planning permission, mortgage or utilities?

 

PP on previously undeveloped land is very, very difficult to obtain.

 

Your best option is to find a plot in an established area, however if it has not been snapped up already then it suggests that the plot is challenging to build on and there would not be enough profit in it for a developer  - e.g. on a slope or an odd shape etc.

 

You can get a mortgage on most property assets with value however this depends more on your circumstances than the plot itself.

 

Utilities can be extended to any plot but question is at what cost - quotes of £40k for power are not unheard of but usually much less than this. Again, if you're in an established area then access, power, water and sewage are usually close to hand.

 

What many of us here have done is to buy a tired property in an established area, demolish and rebuild. Not every mortgage provider will support this (we had that issue) so you either need cash to finance or use a self build mortgage specialist.

 

Sadly, even though you can build on a budget, you will need access to a significant chunk of cash to get the plot and fund the build. £2000/m2 is not a bad rule of thumb for the build itself unless you can put a reasonable amount of time and work into it.

[SBMS]

4 minutes ago, Bitpipe said:

 

PP on previously undeveloped land is very, very difficult to obtain.

 

Your best option is to find a plot in an established area, however if it has not been snapped up already then it suggests that the plot is challenging to build on and there would not be enough profit in it for a developer  - e.g. on a slope or an odd shape etc.

 

You can get a mortgage on most property assets with value however this depends more on your circumstances than the plot itself.

 

Utilities can be extended to any plot but question is at what cost - quotes of £40k for power are not unheard of but usually much less than this. Again, if you're in an established area then access, power, water and sewage are usually close to hand.

 

What many of us here have done is to buy a tired property in an established area, demolish and rebuild. Not every mortgage provider will support this (we had that issue) so you either need cash to finance or use a self build mortgage specialist.

 

Sadly, even though you can build on a budget, you will need access to a significant chunk of cash to get the plot and fund the build. £2000/m2 is not a bad rule of thumb for the build itself unless you can put a reasonable amount of time and work into it.

I think in general PP on greenbelt, entirely undeveloped land is very difficult to obtain, unless there are existing buildings, and dependent upon your local authority's views.

 

There are a couple of 'easier' routes:

 

- Class Q Building Planning - so agricultural buildings that are designated Class Q (Barns, Sheds etc) now fall under permitted development so do not require planning permission. Look out for bits of land with these buildings on as you can convert these. Around us these are rarely 'converted' and usually end up 'falling down' and being rebuilt from scratch during the build..!

- Volume Stealing - another good route to obtaining planning is to find a series of agricultural buildings (or even commercial buildings) that can be classed as 'Brownfield'.  Planners often look favourably on applications that demolish these outbuildings, 'stealing' this volume for your residential property, if your end property yields a reduction in overall building volume especially.  Around us this is a planning statement method that normally is always approved - especially if it is improving the rural scene

 

I would say buying an established property that can be demolished and rebuilt is an expensive way to do it - or at least in our area they simply don't exist for the price of a plot of land. A small 2-3 bed bungalow up here, that's tired, in a nice location is 350k+. By the time that's demolished and you've paid £1500-£200 per sqm you've probably overspent on the end value of the house. But auctions might be an idea for cheaper properties? It's just unbelievably competitive at the moment.

 

I think with regard utilities - if you are looking rurally, the main one to be mindful of is access to power and water. You likely will have to implement a SUDS scheme for topwater which means you wouldn't be allowed to connect to mains sewers for topwater anyway. And for Foul, if you're a significant distance from mains then a package treatment plan is a viable option.  Water and power are your two utilities you need (unless you have a well). Even telephone can be avoided now with the advent of superfast 4G or 5G (outperforms what you can get on a fibre connection when a significant distance from the exchange around us).

 

With regard funding - most self build mortgages want you to put in 20-25% of the costs of the land purchase and 20-25% of the costs of the self build. So say your plot was £250k and your build costs were £400k (200 m2 @ the £2k build cost quoted - which is very subject to regional variation!) - you'll need about £165k of cash on hand to proceed.  If you are going the self build mortgage route, and don't have access to a large pot of cash I would absolutely advocate going for an Advance Stage Self build mortgage. This is where funds are released at the beginning of the stage, and you're not dependent on the land uplift which can get sticky when you might spend £50k getting out of the ground due to poor ground, but the surveyor doesn't value that work at £50k and releases less.

[SurreySelfBuilder]

@3Dwarves hi there!

 

We are in Surrey, I think most councils in Surrey have public planning portals. This is the one for Waverley… https://www.waverley.gov.uk/Services/Planning-and-building/View-and-comment-on-planning-applications/Search-planning-applications

 

you can search by postcode and road name for pretty good results. 
 

When we bought our cottage it had damp, we did a lot of research and found that poor ventilation and no insulation were amongst the reasons for it. We ripped everything back to the outside tiles, spent a lot of time researching the best insulation for an old cottage (we went with sheeps wool and celotex in the end) and repainted the exposed brick areas with lime plaster. We also installed a log burner. 
 

I would suggest that you narrow down where you want to live, for schools etc and then call up the local estate agents and explain your needs. You may find that a previous owner has carried out some insulation improvements…but I wouldn’t worry about that until you have found some options and seen what’s on the market. 
 

I hope that helps