Going for self build no 2!

[Crofter]

Those with very long memories might vaguely recall that a few years ago I built a small, one bedroom, holiday cottage. I had a lot of help and support on this forum and couldn't have done it otherwise. It was a fairly tough project but a very successful one. 

 

Enough time has now elapsed that we're starting to talk about doing it again. Last time, it was a tiny build falling within the same regs as a caravan so no building warrant required (and consequently, no VAT reclaim).

 

This time, we want to build for ourselves, a slightly bigger house using similar materials and techniques, but falling within standard regulations and therefore eligible for a VAT reclaim. It will still be an entirely DIY project (last time round I did absolutely everything except the plastering, UVC install, and wiring).

 

I started the last build back in 2015, and it was completed in 2018. I gather there's been a little bit of inflation since then (!) so my old ideas of costs won't quite work today. 

 

Anyway, to kick things off, as we start sketching out some initial ideas, can I double check that the Scottish building regs still require the following:

- disabled access ramp

- one downstairs bedroom (or space that can be used as such) 

- downstairs WC, non en-suite

- minimum 900mm widths for stairs/corridors

- max stairs pitch of 42⁰

 

I know there are rules around activity and circulation spaces too, but we're just kicking about some ideas at this stage. 

 

Feels good to be back in the game 🙂

[Nickfromwales]

Hello stranger. 🙂

[ProDave]

One thing missing from that list is a downstairs bathroom, or space to create one.  You have to show that somewhere you have room to provide a bath or shower room.  In our case that would be achieved by splitting the utility room in half to make the shower room if we ever need to.

 

Our downstairs WC at the moment is in the utility room.  A bit unconventional but allowed.

 

Minor thing, CO2 monitor in main bedroom.

[MR10]

9 hours ago, Crofter said:

I know there are rules around activity and circulation spaces too, but we're just kicking about some ideas at this stage. 

You'll find more details in the technical standards. 

 

https://www.gov.scot/binaries/content/documents/govscot/publications/advice-and-guidance/2024/11/building-standards-technical-handbook-january-2025-domestic/documents/building-standards-technical-handbook-january-2025-domestic/building-standards-technical-handbook-january-2025-domestic/govscot%3Adocument/Building%2BStandards%2B-%2BCore%2BDocuments%2B-%2BDomestic%2BTechnical%2BHandbook%2B-%2BJanuary%2B2025%2B-%2BFor%2BPublication.pdf

[SteamyTea]

12 hours ago, Crofter said:

started the last build back in 2015, and it was completed in 2018

Was it that long ago.

Some on here are still still working on theirs, and they started in the eBuild days.

[Crofter]

4 hours ago, ProDave said:

One thing missing from that list is a downstairs bathroom, or space to create one.  You have to show that somewhere you have room to provide a bath or shower room.  In our case that would be achieved by splitting the utility room in half to make the shower room if we ever need to.

 

Our downstairs WC at the moment is in the utility room.  A bit unconventional but allowed.

 

Minor thing, CO2 monitor in main bedroom.

Ok so not just a downstairs WC, but space for a shower too. That does ring a bell. 

 

What are the rules about how close a WC can be to a kitchen? I think there's a bit of an urban myth about needing two doors in-between?

[Crofter]

Last time around, people were building houses for under £500/m², and fancy stuff was maybe £1200.

I think my own build worked out about £800/m², which was inflated by the small size and relatively high spec.

 

What are the ball park figures these days?

[Crofter]

We're at the very earliest stages of thinking about this, but at the moment we're considering copying some of the features of our previous project, and making some changes. Such as: 

- corrugated steel roofing. Definitely a win, for aesthetics, cost, and speed/ease of installation. 

- larch board on board cladding, same reasons as above

- large windows without glazing bars. Thermally better, cheaper, just better on every way tbh. But this time round we'll have some non openers.

- as before, high insulation and airtightness, and MVHR

- open plan and vaulted ceilings where possible 

- bamboo flooring, painted MDF skirts/arcs. A premium look at low cost, also durable and repairable.

 

Where we would diverge from the previous project: 

- uPVC instead of aluminium clad timber windows. Shock horror I know. But having had both types, it's just hard to beat plastic. We've had a few problems with our very expensive alu clad windows, whereas the uPVC was bombproof, and about a third of the price. 

- no opening glazing in the weather-facing elevation. It's just asking for trouble. 

- no woodburner. In a properly insulated house it's unnecessary, it's extra cost, mess, air leakage, etc. We'll fit a mini split for heating, and maybe V2L for power cuts, which really aren't that common with us. 

- PV and battery storage

- we'll probably build on an insulated raft rather than a suspended floor

 

 

[ProDave]

5 hours ago, Crofter said:

- no woodburner. In a properly insulated house it's unnecessary, it's extra cost, mess, air leakage, etc. We'll fit a mini split for heating, and maybe V2L for power cuts, which really aren't that common with us. 

There is probably not as much spare / surplus firewood where you are.  Around here, without a WBS I would be constantly begging people to come at take my firewood away (I am sure there would be plenty of takers)

[MikeSharp01]

10 hours ago, ProDave said:

In our case that would be achieved by splitting the utility room in half to make the shower room if we ever need to.

We have just bitten the bullet and put an ensuite wet room off the snug area, which also serves as an accessible WC. 

[Crofter]

2 hours ago, ProDave said:

There is probably not as much spare / surplus firewood where you are.  Around here, without a WBS I would be constantly begging people to come at take my firewood away (I am sure there would be plenty of takers)

We'll still own two properties with WBS so getting rid of wood won't be difficult. 

I'm not completely against fitting one, but it's a very obvious way to save some money on the next build.

[Crofter]

So far, I'm enjoying doing some rough sketches to figure out what we want from this house. I'm not an architect or engineer but I think I have a pretty good idea of what I want. 

 

Last time round, we went down the 'portable building' route which meant we were exempt from building regs.

 

This time round we want to build slightly larger, with an upstairs, so we can't go down the same route. And anyway this house is for us to live in and we need the VAT reclaim. 

 

I understand that this means I have extra hoops to jump through. I'm happy enough doing my own drawings through the planning permission phase. In principle I'm pretty sure I have the knowledge to actually design the structure and to comply with the space requirements of building regs. But I'm not sure if my SketchUp files and hand drawn diagrams of the detailing would pass muster with the council? 

I'm also not really sure about meeting the energy efficiency part of the regs. I understand the principles and intend to, just like last time, build a very high efficiency house. But I gather that this isn't quite the same thing as meeting (arbitrary?) rules, and then there's the matter of actually proving it. 

 

I would like to tackle at much of this myself as I can, but maybe it wouldn't be a bad idea to get some professional input. Should I be talking to an Architectural Technician? Like I say, I'm not looking for somebody to design me a house, but I might feel more confident if a professional had gone over my plans and checked that everything will be compliant.