10 Things You Need to Know Before Building a House, According to a Self Build Expert

2. Get your finances sorted out early to avoid setbacks

It’s a big mistake to set out on a self build project with an unrealistic budget – but it still happens. Unless you’re in the rare position of not needing a mortgage, you should speak to experts who can provide specialist finance.

Dedicated self build mortgages were created to overcome a key risk for lenders providing finance for a home that’s yet to be constructed – namely that there’s no asset for them to secure the loan against (in a standard home purchase, this would be the house itself). The solution is the stage payment mortgage, which reduces the lender’s risk while also giving self builders a defined payment schedule for each phase of the work.

There are three main types of self build mortgage:

• Guaranteed advance stage payment mortgage With this approach, the agreed money is released at the beginning of each stage, before the works start. This is great for cashflow and  ideal for offsite systems such as timber frame, where you need an upfront payment.
• Guaranteed arrears stage payment mortgage Pre-agreed funds are released after each completed stage, without the stage payment amount being affected by any interim valuations. So, you pay for works upfront but know exactly how much money will be coming in.
• Valuation-based arrears mortgage Funds are released after each stage, but only if a valuer confirms that the property’s value has increased. It’s a well-trodden finance route, but there can be pressure on cashflow if the valuation doesn’t match what you’ve paid.

your guide to self build mortgages

3. Work out what kind of home will fit your budget & site

Following on from the last point, understanding what you actually need and can afford to build, as opposed to what you’d like to have, is key. Simply going for the biggest home you can fit on the plot of land is rarely a great idea, so enlist the help of a good architect or a skilled designer at the earliest opportunity. They can help you to visualise what’s achievable within the constraints of planning restrictions, your budget and the characteristics of the land itself.

self build design routes explained

4. Understand what your motivations are

Why are you contemplating a self build project? You might be trying to get a first foot on the housing ladder, looking to establish your forever home or downsizing to the perfect retirement bungalow. Perhaps you want an energy-efficient, low-carbon house or you’re creating something to sell on in a few years for a profit, for instance.

Built on an elevated north-facing sloping plot in Northumberland, this low-carbon home has been constructed using a high-performance 142mm Kingspan TEK system, engineered and installed by SIPs@Clays. This is key to the house’s A-rating for energy efficiency, and its impressive 0.6m³/hr/m² airtightness result

Whatever the reason behind your project, each route demands a different approach. If you’re building the house that you’re going to live in for the rest of your life, you might be justified in splashing out on creating the perfect space.

Spectacular, contemporary eco homes can quickly soak up budget as they don’t encourage restraint or economy in terms of materials quality or adoption of the latest technology; this could mean a struggle to recoup your investment if you sell. Whereas constructing a starter home, with the intention of selling on later, demands the mindset of a developer with a focus on adding value for minimal outlay.

5. Decide on the standard of finishes you want for your new home

While there is some variation in price between different structural systems, it’s not as much as you might think. Your final costs will, to a large extent, be dictated by the quality of finishing materials you choose.

Jonathan Boyne and Karen Anders’ contemporary take on a barn was an absolute dream to build, thanks to a top team and plenty of planning. The couple worked with DP Architects to create a high-spec, modern home with sleek interior finishes. Photo: Mike Couch & Paul Craig

Setting off to create an average standard, but finding yourself unable to resist that gorgeous kitchen with designer worktops, is a classic recipe for overspending. The trick is to set a budget based on the level of quality you hope to achieve and stick to it.

6. Thoroughly investigate your plot of land to avoid any surprises

It’s true that you never really know what your project will cost until you’re out of the ground. Many self build ventures have been hit with unexpected expenses because of buried pipes, soil contamination or other unknown nasties under the surface.

Looking to self build, Katy and Alan Pateman found a site which had previously been an allotment next to the village hall. It had lapsed outline planning for a two-bedroom, Essex-style cottage and had been on the market for three years. The couple engaged Welsh Oak Frame to help bring their design to life. Photo: Nikhilesh Haval

Before you start – and ideally before you commit to buy your plot – have an idea of what foundations will be required, where the essential services will come from and at what cost. Extra fees here are never reflected in the value of the finished property, so are difficult to recoup. You can commission a soil survey and speak to the utility companies to make sure there are no unpleasant surprises when the digging starts.

your guide to groundworks & foundations

7. Ensure you have insurance & a structural warranty in place

Seeing as you’re probably about to put every penny you own into this new home, it makes sense to protect your interests by taking out site insurance and covering the build with a structural warranty. As with any insurance policy, you wish you’ll never have to use it, but if you do ever need to make a claim, you’ll be forever grateful that you were covered.

Find insurance & warranty providers

8. Talk to your neighbours throughout the process

While this will be a thrilling experience for you, those living around you will probably be less than enthusiastic about the noise, mess and inconvenience that will accompany any construction work. Keep them on side by letting them know what’s happening and when at the outset; it’s also a good idea to give them the contact details of who to speak to if there is a problem. You won’t keep everyone happy all the time, but at least you’ll have shown consideration for others and that will be remembered and appreciated when things get back to normal.

9. Decide how hands-on with the build you want to be

It’s worth working out what parts of the project, if any, you plan to do yourself. This can range from being the project manager through to dabbling with the painting and decorating at the end of the build. However much you plan to do, you need to clearly establish who will be doing what so that your builder or trades can price accordingly.

Steve and Susanne Richardson won the reader-voted Build It Award for Best Self Build for their stunning and eco-friendly timber frame home in the Suffolk countryside. The couple took a hands-on approach, commissioning the timber frame (from Frame Technologies) as a shell and building it themselves.

Remember that, while going DIY can save some money when the budget is tight, a professional can do it faster and to a better standard. This will often be reflected in the finished value of the project, making the additional expense well worth it.

10. Be prepared for any potential problems that could crop up along the way

No project will reach the finish line without a hitch and what I refer to as ‘stuff’ will inevitably happen along the way. Problems will arise, people will say they’ll do things that they won’t, deliveries may fail to arrive and once they do they could be the wrong thing or even be broken… it’s all part of the rich tapestry of self building and will never be eradicated.

Rather than get stressed out by the little concerns, accept it’s how things are, deal with them and move on to the next issue. Keeping a sense of humour is, to my mind at least, essential in this game.

A self build project can sometimes be a test of relationships – new and old – so remember to talk to each other, plan what you want to do, and share the load as best you can. Most couples I know who have taken on such a venture have come out of the other side with a unique shared experience that makes them stronger and certainly never short of a topic of conversation at parties!

I Built My Own House and This is What I Learnt