Hello!

[JoeM]

New member here, I felt at first that information would be sparse and protected tightly by gatekeepers. I'm so happy to have found this community!

 

We area mid 30's couple who are outgrowing our small home and sick of looking at new builds that have dreadful finishes, are placed on cramped estates and charged those wild west 'management fees'. So we have decided we are going to look seriously at securing some land and building a forever home, that is as eco friendly self-sufficient as possible.

 

With that said I am trying to cost everything down to toilet roll holders as a starting point and then add on some contingency for issues (25% at the moment though happy for you experienced builders to give me a % that I haven't plucked out of the air!). I can't find an itemised list of everything to think about and have tried to piece it together myself, I wonder if someone could reorder my list below so they make sense and in terms of which step should follow so I can research expected cost of each stage? e.g. because it's in the wrong place or I have missed something crucial. Thanks in advance 

 

Identify suitable plot with loose idea of final structure 

Outline planning permission and check for any ransom strips, overages etc.  
Purchase Plot on positive outline permission response

Check ground ahead of foundations

Develop full house plan with engineer/architect (could use some info here, is this two different people?) 

Gain full planning permission 
Begin excavation for foundation 
Lay foundation
Fix internal drainage system
Ground floor insulation
Internal concrete pour as base for sructure (is this done at foundation stage or is it a secondary pour?) 
Internal blocks up to first floor 
Services to ground level (electricity, gas (hoping to be fully electric so may not require this, water, tv/internet?)
External brickwork up to level 1
Scaffold up to level 1
Lay floor of first floor
Continue connection of drainage
Insulate first floor 
Internal block shell up to roof level 
External brickwork up to roof
Roof on
Insulate roof
Tile roof
Pump insulation into cavity walls (or find a better insulation system) 
Insulate loft space
Fit all windows
Fit external doors
Plaster house

Begin decorating the inside (fixtures and fittings) 
 

 

I'd be very surprised if this list is exhaustive and so would be grateful if anyone could help flesh it out! Alternatively, if the answer to this is on an FAQ or has been previously answered, I'm happy to do the reading if you could point me in the right direction

 

Thanks again

 

[ProDave]

Hi and welcome to the friendly helpful forum.  No gatekeepers holding back the secrets here.

 

Your location, at least approximately would help as obtaining a plot to build on is the No 1 big hurdle, easier in some parts of the UK, near impossible in others.

 

Don't get too fixated on build method at this stage.  It is perfectly possible to build a really good house by any construction method, but in many cases it is local traditions and methods where you are building that makes the decision i.e. build with what tradesmen in your area know.

 

And as you are doing a self build because you want a good house finished well, don't forget to read up on and discuss insulation and air tightness, something a lot of people here, me included, think is very important.

 

Welcome to the start of what could be a long, and often frustrating journey. 

[G and J]

6 minutes ago, JoeM said:

New member here, I felt at first that information would be sparse and protected tightly by gatekeepers. I'm so happy to have found this community!

 

We area mid 30's couple who are outgrowing our small home and sick of looking at new builds that have dreadful finishes, are placed on cramped estates and charged those wild west 'management fees'. So we have decided we are going to look seriously at securing some land and building a forever home, that is as eco friendly self-sufficient as possible.

 

With that said I am trying to cost everything down to toilet roll holders as a starting point and then add on some contingency for issues (25% at the moment though happy for you experienced builders to give me a % that I haven't plucked out of the air!). I can't find an itemised list of everything to think about and have tried to piece it together myself, I wonder if someone could reorder my list below so they make sense and in terms of which step should follow so I can research expected cost of each stage? e.g. because it's in the wrong place or I have missed something crucial. Thanks in advance 

 

Identify suitable plot with loose idea of final structure 

Outline planning permission and check for any ransom strips, overages etc.  
Purchase Plot on positive outline permission response

Check ground ahead of foundations

Develop full house plan with engineer/architect (could use some info here, is this two different people?) 

Gain full planning permission 
Begin excavation for foundation 
Lay foundation
Fix internal drainage system
Ground floor insulation
Internal concrete pour as base for sructure (is this done at foundation stage or is it a secondary pour?) 
Internal blocks up to first floor 
Services to ground level (electricity, gas (hoping to be fully electric so may not require this, water, tv/internet?)
External brickwork up to level 1
Scaffold up to level 1
Lay floor of first floor
Continue connection of drainage
Insulate first floor 
Internal block shell up to roof level 
External brickwork up to roof
Roof on
Insulate roof
Tile roof
Pump insulation into cavity walls (or find a better insulation system) 
Insulate loft space
Fit all windows
Fit external doors
Plaster house

Begin decorating the inside (fixtures and fittings) 
 

 

I'd be very surprised if this list is exhaustive and so would be grateful if anyone could help flesh it out! Alternatively, if the answer to this is on an FAQ or has been previously answered, I'm happy to do the reading if you could point me in the right direction

 

Thanks again

 

Welcome JoeM. 
 

I personally am very wary of bottom up cost builds.  If I’m costing up a small project then I’ve got half a chance of remembering to include most of the elements - hopefully all the big ones.  But building a house has a big shopping list.

 

So….. many peeps rely on area based budgetary estimates then factor in extra bad things like piled foundations or party wall agreements or an expensive kitchen habit or whatever.  The per m2 figure you use is the next question, and they range from just under £1k/m2 (do everything oneself) to maybe £4K/m2 (appoint an architect and accept the keys when it’s ready).

 

Keep reading, part of the power of this forum is that by sitting watching the posts flow by you learn all kinds of things you didn’t know you didn’t know….

[Redoctober]

37 minutes ago, JoeM said:

I wonder if someone could reorder my list below so they make sense and in terms of which step should follow so I can research expected cost of each stage? e.g. because it's in the wrong place or I have missed something crucial. Thanks in advance 

 

 Hi and welcome - Your list is a good starting point and as @G and J has mentioned, keep reading stuff. That said you may wish to view my blog - link below - it may assist you as we undertook this process some 6 years ago. Bear that in mind though, when you come across costs etc.🤣

 

 

[SteamyTea]

Welcome.

 

Are you going to be 'hands on' or just pay for everything.

Maybe somewhere in-between.

 

 

[nod]

Just to add 

The larger your build the cheaper it is to build per m2 Many of your costs will be the same for a very large house as a they will be for a quite modest home 

 

[JoeM]

@SteamyTea I think somewhere in between, for example the painting and tiling I'm happy to have a go myself and probably have a go at project managing too. For parts of it, I just wouldn't feel comfortable putting others at risk (e.g. electricity and gas). 

 

@ProDave We are in the west midlands/shropshire and I think we'd like to stay around here for links to family/friends... 

 

@Redoctober Thanks for the link, I will definitely have a look! 

 

Thanks to you all for the info and welcome! I will definitely keep reading, until I drive my partner mad anyway (then maybe a little more). 

 

[SteamyTea]

25 minutes ago, JoeM said:

electricity and gas

We will try to convince you that you only need electricity.

Depending on what free time you have while you are looking for a plot, you could go down the local technical college and see what courses they are running.

[JoeM]

Oh that is something I need to do some research on, because ideally we'd use solar and a heat pump to eliminate the need for gas! So more than happy to be convinced @SteamyTea