Structural Systems & House Building Methods – Which is Best for Your Self Build?
Timber frame, SIPs, oak frame, brick and block or ICF – which is the right structural system for your self build? We take a look at the pros and cons of the most popular build systems to help you make the right choice
Chris Batesmith & Sander Tel
The structural system you choose to build your dream home will have implications on practically every level of your project. Costs, build speeds, internal layout and energy efficiency are just some of the areas that could be affected, so it’s important to do your research and make an informed decision before drawing up self build plans.
Naturally, if you’re self building in an area filled with timber frame houses, planners and neighbours are more likely to be amenable to a similar build. But unless you opt for a really unusual route, or your plot lies in an area of outstanding natural beauty or conservation area, it’s rare to encounter any problems at planning level with this fundamental decision.
To help make things easier, we’ve put together a guide to each of the major structural systems’ pros and cons, alongside highlighting some of our favourite projects and a few alternative building routes.
Modern masonry, or brick and block construction, is still the most popular structural system and building route in the UK – it’s well known by trades, able to create striking homes and many love its familiar look and feel. Brick and block consists of an outer brick skin and an inner block skin. These two leaves are held together with wall ties. Internal load-bearing walls are also made of blocks, while timber studwork is used for non-load bearing walls.
Packed with contemporary character, yet grounded in classic design, this 2024 Build It Award-winning brick home by CB Homes is a backland development on the owners’ garden plot. Photo: CB Homes
In the past, wall cavities were restricted to around 100mm – more than enough to satisfy Building Regulations, but nevertheless a limiting factor on insulation levels. Recent innovations in wall tie manufacture, however, have led to dramatic improvements. “We regularly deal with brick and block constructions involving cavities up to 300mm in width,” says Jamie Hayes, former technical officer for insulation manufacturer Celotex.
Masonry houses are built entirely on site, beginning with concrete foundations. Work progresses to first-floor level, at which point internal load-bearing walls are constructed and timber floor joists or a pre-cast concrete floor added, before continuing up to the roof.
Build speed Around 20 weeks for a three-bedroom home (180m²). Site work progresses slower than alternatives such as a timber frame, but lead times for materials are drastically reduced.
Cost Around £150-250 per m² for the blockwork, cavity insulation, brick outer wall, lintels, wall ties and cavity closers (depending on brick type, insulation and location).
Brick and block pros
Local tradesmen readily available (hands-on self builders can even get involved themselves)
Discrepancies in foundations and levels easily rectified on site
Excellent thermal mass helps even out internal temperatures
Good acoustic performance is built into the dense materials
Can be combined with beam and block floors to enable open-plan layouts and minimise creaking floors
Brick and block cons
Wet system requires time to dry out, slowing construction
Building work cannot proceed in heavy rain or freezing conditions
High levels of insulation require thick wall profiles
Energy performance of finished house relies on the quality of work by site operatives
CASE STUDY Build It Award-winning brick self build
Turner & Hoskins Architects won the 2025 Build It Award for Best Brick House for their project Kentish New House. Set within gorgeous Kent countryside, this 585m² home combines a refined modern aesthetic with a deep sensitivity to its rural surroundings.
Turner & Hoskins’ use of Marcello linear bricks from Manchester Brick Specialists is central to the project’s success. These long, slender units demand precision in both design and execution, and the Awards judges praised the remarkable skill evident in the beautifully stepped window and door reveals, as well as the internal chimney breast that carries the material through into the living spaces.
Designed to make use of passive solar gain, the building is oriented to maximise free heat in winter – while balconies, overhangs and the deep brick reveals provide shading from the hot sun in the summer. The high thermal mass of the brickwork helps regulate internal temperatures, support year-round comfort and minimise energy demand.
Meticulous construction enables the architecture to do the talking: this house flows beautifully with the landscape, offering elegant, light-filled and flexible spaces. “The house is cosy when we’re on our own, but expansive when entertaining,” say the owners. “It’s modern but has warmth; stylish but understated and elegant; and comfortable in its rural setting.”
Where should you start when planning your home building project? Build It’s in-depth downloadable guide to self building a house contains everything you need to know to make your project a success.
The National Custom and Self Build Association (NaCSBA) estimates that timber frame construction accounts for 31.8% of self build projects. In a timber frame system, the shell acts as a superstructure, supporting the entire building. So there may be no requirement for internal load-bearing walls, freeing up space for open-plan layouts. The timber frame is prefabricated offsite, giving you the reassurance of a factory guarantee that the high-quality finished house shell will deliver the performance you’re expecting.
Timber framing is a specialist skill, so don’t expect to get too hands-on with this part of the build. Most manufacturers require you to commission them to both fabricate and erect the frame, taking it at least to watertight stage.
Photo: Fleming Homes
Some timber frame suppliers even provide a full turnkey service for your bespoke self build home, where you agree the design and they complete all the works for you. Alternatively, the company may have a list of recommended contractors in your area.
Often, you can either choose from a range of standard designs, which can be tweaked, or ask your timber frame supplier to work to bespoke plans drawn up by an architect. Design options for this structural system range from ultra-modern homes clad in swathes of glass to traditional beamed properties.
Build speed The speed of construction will be determined by the size and complexity of the project. A typical four-bed family home might take around two weeks to reach weathertight stage – with larger or more complex projects taking perhaps three or four weeks.
Cost £350-£360 per m² (including the detailed design, supply and erection of the insulated timber frame on site).
Timber frame pros
Speedy on-site construction – standard houses can be complete in 8-12 weeks
Cost certainty for completion of the watertight house shell (and possibly beyond)
Excellent insulation levels with thinner walls than masonry, with airtightness detailing easy to achieve, too
Properly sourced timber is a sustainable resource, and factory-manufacture ensures minimal wastage
Timber frame cons
Foundations must be perfectly level within small tolerances, and you’ll generally have to arrange these through your own groundworks contractors
Little room for modification of frame after fabrication, so good planning and a ‘design freeze’ are vital
CASE STUDY Build It Award-winning woodland timber frame home
Timber Innovations, TAS Architects and the homeowners worked together to create this contemporary timber frame home, bedded harmoniously into a woodland site. Consisting of two timber frame, barn-style volumes separated by a tranquil courtyard, the house features a low-key exterior that complements the surroundings perfectly.
Inside, the design makes full use of timber frame’s structural advantages, with elegant rafters, wide spans of glazing and lofty, vaulted ceilings.
“The timber frame panels were factory insulated with wood fibre insulation – chosen for its natural and breathable characteristics. Together with airtightness and wind tightness membranes, this high-performance solution was chosen by our client to ensure low running costs whilst maximising embodied carbon,” says David Himmons, managing director at Timber Innovations.
What are the main differences between an open versus closed panel timber system?
Closed panel systems reduce on-site construction timescales and offer maximum assurance on energy performance. Designing electrical and plumbing routes from plan can be challenging and on-site changes to preplanned infrastructure can be expensive. Closed panels are typically manufactured as long heavy walls, requiring delivery vehicles and cranes.
Open panel timber frames let you to choose the type and level of insulation. Plumbing and electrical routes and positioning are site determined, allowing you to walk through the structural shell to fully appreciate the size and orientation of the house. Smaller panels can be designed to allow more efficiency in delivery process.
Answered by Aron Turney
Aron Turney is build director at Scandia-Hus, a timber frame house builder with over 50 years in the industry. They design and build beautiful, bespoke and remarkably energy-efficient properties for self builders.
How energy efficient is a timber frame house?
Timber has low thermal conductivity (in comparison to steel and concrete) making it excellent for constructing well insulated homes. Timber frames can be combined with a range of insulation products to reduce heat loss and ensure energy consumption for heating is low. The precision of manufacture in a controlled factory environment enhances airtightness.
Answered by Aron Turney
Aron Turney is build director at Scandia-Hus, a timber frame house builder with over 50 years in the industry. They design and build beautiful, bespoke and remarkably energy-efficient properties for self builders.
Can I reclaim VAT on a timber frame package self build?
Yes, in the UK you may reclaim VAT on eligible building materials and services – including timber frame builds – through the VAT Refund Scheme for DIY Housebuilders, provided this is a new home. VAT Notice 431NB is the scheme that covers VAT reclaims on UK self builds. Note that most labour costs are already zero-rated, so they’re not part of the process. Additionally, items such as furniture, appliances and tool hire are excluded from the scheme. You only have one opportunity to submit a claim, which must be made within three months of receiving the completion certificate. The reward for keeping meticulous records throughout the project is a welcome cash bonus that’s the cherry on top of moving into your new home.
Answered by Sarah Mathieson
Sarah Mathieson is managing director at Fleming Homes, a bespoke timber frame design and build company based in Berwickshire.
The insulated concrete formwork (ICF) structural system involves stacking a series of hollow blocks, which interlock to create a mould that can then be pumped full of ready-mixed concrete for an ultra fast build. The resulting walls are pre-insulated and super airtight. Common block options include expanded polystyrene (EPS) and bonded wood fibre, while panelled versions are also available.
Using an experienced ICF installer is the best way to ensure project success when choosing this structural system. But with a little training, which is often offered by ICF suppliers, self builders can get very hands-on with building work.
The construction of this home by ICF Bondmor used 484m² of ICF walling with a 412m² insulated raft foundation. The entire build took 60 days to complete, and the finished property has an impressive airtightness level of 0.26m³/hr/m²
The trick to proper construction is getting the first course absolutely plumb, level and square. It’s well worth getting professional assistance at this stage to set the pattern for the rest of the work, as any misalignments tend to get amplified as building progresses.
ICF is a quick build system, so even if you employ skilled workers for the duration of the project you should still save on labour costs in comparison to brick-and-block. Once the concrete pour is set, the structure can then be finished in your choice of cladding. Render, for instance, can be directly applied to the polystyrene blocks.
Build speed Once out of the ground, a standard build might progress at a rate of three days per storey lift for an average-sized detached property. With the walling in place, a further two to four weeks for glazing and roof construction will get the build to a watertight stage.
Cost Around 10-20% higher than for a typical brick and block build.
ICF pros
Excellent insulation levels built into structure, and very little construction waste
Minimal need for skilled labour
Impressive acoustic performance
Structural envelope is watertight before cladding, so other trades can start early
ICF is cost-effective to waterproof, making it a great choice for basements
ICF cons
Errors in foundations/early courses costly to remedy
Adaptation post concrete pour is difficult and expensive, requiring specialist tools and professional advice
CASE STUDY Build It Award-winning ICF home on the Cornish coast
This highly future-proofed self build showcases ICF’s design credentials, champions local materials and addresses both environmental impact and long-term performance. Designed by ARCO2 and delivered by Westhaven Developments, the 233m² Build It Award-winning home uses the R-Wall system to create a highly insulated, airtight and robust superstructure.
ICF’s rapid buildability, resilience and excellent thermal credentials shine through. Ebron House stood out to the judges as a superb demonstration of what ICF can achieve – combining architectural ambition with exceptional performance in the context of a demanding coastal site.
R-Wall’s extruded polystyrene (XPS) walling and under-slab system delivered a fully wrapped, thermal-bridge-free shell. This fabric-first approach enables efficient, low-carbon living alongside an ASHP, MVHR and smart energy system.
Careful materials selection elevates the design and sustainability. The judges praised the exterior – locally quarried stone, zinc cladding and a biodiverse sedum roof – which helps the building sit comfortably in its surroundings. They also commended the ambition to tackle embodied carbon through recycled XPS and low-carbon concrete made with secondary aggregates. “The house’s beauty and living standards have exceeded my expectations,” says owner Luke Hopper. “Combined with low running costs, I couldn’t be happier.”
How are window openings formed when building with ICF?
This will depend on the exact system you choose. The Nudura method uses pre-formed EPS closers that slot into place at the top, bottom and sides to contain the pour (with timber bracing) and maintain the thermal envelope. Alternatives include inserting temporary metal frames. Whichever option you choose, the key is to triple-check everything’s as it should be before the pour.
How is the roof of an ICF home constructed?
ICF is a walling-only system. Most self builders will go for conventional Fink or attic trusses for the roof. You can switch to options such as SIPs (structural insulated panels) up top if you wish, but double-checking your engineer can deal with both elements first; otherwise you could be adding complication.
How are internal walls of an ICF Build constructed?
You can use ICF, and it may make sense to for load-bearing internal walls or where you need great sound performance. But the downside is they will be pretty thick – hence to maximise floor space, many people switch to standard blockwork for load-bearing internal structures, and timber studs for partitions.
Structural insulated panels (SIPs) are very similar to the timber frame structural system. They are typically made up of two layers of oriented strandboard (OSB) bonded around an inner core of insulating material.
The precision-engineered panels are prefabricated in a factory, which makes for excellent quality control along with time and labour cost savings on site. When used for load-bearing purposes, they’re suitable for building walls, ceilings and floors.
In fact, SIPs panels are so strong that they can be used to create truss-less roofs for liveable loftspace that make best use of available height. We’ve heard of many self builders who’ve combined other build methods with a SIPs roof for this reason. The SIPs structural system is growing in popularity as a wrap-around for green oak frames, combining this system’s airtightness with the charm of internal exposed beamwork.
Whether you choose a full SIPs build or a wrap-around, this system will deliver an exceptionally airtight and highly insulated building envelope. This can make energy-saving standards such as Passivhaus easy to achieve.
On this project by Glosford SIPs, a crane slots the Kingspan TEK building components carefully into place to form the roof of the house. Openings for rooflights have already been pre-cut into the panels
As SIPs panels are lightweight they’re quick and easy to crane into place, which will save you time at the construction stage. Experienced teams can erect the structure of a standard SIPs house in as little as three days (or seven to 10 days for an oak frame with SIPs wraparound). Other timesaving bonuses include pre-cut door and window openings (much like with timber frame).
Build speed Prefabrication of the panels takes at least a few months, while the factory-made superstructure can be erected onsite in a matter of weeks.
Cost Can be around 15% more than a standard timber frame up front, but you’ll save on labour costs and heating bills.
SIPs pros
Labour costs reduced due to quick build times
Excellent levels of airtightness
High levels of insulation built in to the structure
Features such as open-plan layouts, vaulted ceilings and habitable lofts easy to achieve
SIPs cons
Precise measurements are required
Any alignment issues, especially in foundations, will lead to delays on site
Experienced labour is a must, and harder to find than with conventional timber frame
Enjoying views of Hadrian’s wall and a nearby castle to the north and fantastic sunsets to the west, Peter Mouncey and Diana Taylor couldn’t be happier with life in their newly self built home in Northumberland. “We don’t have any regrets – if anything, we wish we’d done it sooner,” says Peter. Although an architect, he hadn’t designed a house for about 30 years as his career had focussed on commercial projects, so he enjoyed putting the plans together for his own property.
Photo: Simon Vine
Being an isolated and exposed site, they wanted a structure that could be enclosed as quickly as possible – SIPs (structural insulated panels) fitted the bill perfectly. “I’d worked with SIPs on a university project, so understood the manufacturing and installation process,” he says. “When I first made contact with SIPS@Clays, they directed me to another project to see first-hand and talk to the team on site about the challenges and benefits.” In October 2020 the SIPs panels were installed and in just four weeks there was a structure in place that the couple could stand in and even walk on the floor upstairs, all with a SIPs roof overhead.
Photo: Simon Vine
Triple glazing, 6.4kW of solar panels, a 3kW wind turbine with lithium battery, bioethanol stove and an MVHR system all contribute to this low-energy home, enabling the owners to achieve their net zero targets.
The house was designed with the future in mind – low maintenance and all on one level, with space for a live-in carer if needed. “I hope it’s our forever home,” says Peter. “That said, we also bore in mind what other people might want from the house so that everything was here for whoever lives in it in the future.”
George Glifford is commercial director at Glosford SIPs, a Hereford-based SIPs supplier offering a complete service for your structural building envelope, using renowned Kingspan TEK wall and roof panels.
What are the foundation requirements for a SIPs self build?
SIPs buildings are relatively lightweight and compatible with many types of house foundations. The primary factor that dictates foundation type is the ground conditions of the site. Trench foundations, piled foundations and ground bearing insulated rafts are all commonly used. Accuracy is vital in the substructure: it must be level, square and engineered in line with the loadings provided by the SIPs manufacturer.
What architectural features are achievable with SIPs?
SIPs offer significant architectural freedom, such as vaulted ceilings, room-in-roof spaces, open-plan areas, double-height glazing, cantilevered and overhanging designs, curved roofs and maximised floor area. The panels themselves are structural, which in turn vastly reduces the number of additional beams/columns that need to be introduced. SIPs can also be clad in a very diverse range of finishes, such as timber, metal, full masonry and stone, masonry slips, render, tile hanging etc.
What’s included in a SIPs package?
SIPs providers can manufacture and erect the entire superstructure of your build (above DPC level). This includes, but is not limited to, external walls, roof panels, internal partitions, intermediate floor zones and all necessary structural supports. All components are manufactured fully by CNC machinery – at Glosford SIPS, we do that within our factory in Herefordshire. We also provide engineering calculations and design for manufacture drawings for building control submission.
Oak frame is a historic structural system that remains as popular as ever amongst today’s self builders. The characteristic warmth and visual charm of oak works well in both traditional and contemporary builds. What’s more, many oak frame suppliers now provide a bespoke architectural service, meaning that homeowners can enjoy a seamless design and build process.
A structural skeleton, by Carpenter Oak, awaiting encapsulation. After this stage, the roofing and cladding will be installed to create a weathertight building envelope
Although this structural system and method of construction typically adds roughly 10% to structural costs, you can still build an impressive oak frame home on a range of budgets with carefully considered design.
For the frame to meet modern performance standards, it is usually encapsulated to create a highly efficient thermal envelope. This might be done with SIPs or another pre-insulated panel system.
Build speed It can take as little as one to two weeks to raise the oak frame structure. Once this is done, you can push straight on with wrapping the structure your choice of insulating panels, and getting the roof on – you will be watertight very soon afterwards.
Costs the supply and installation of an oak frame shell could cost around £450+ per m².
Oak frame pros
Many oak frame suppliers have in house designers who can help you create your dream bespoke home
Oak is a natural material, so it’s a sustainable option if it is sourced from environmentally managed forests
Adds wow factor to both traditional and contemporary home designs – usually reflected in the end value
Oak frame cons
Oak projects typically cost more than comparative designs in other build systems – but often have a higher resale value
The oak will settle and shrink into place during the drying process and this must be carefully considered in the architectural design phase, especially if you choose to install face glazing (this is popular for features such as glazed gables)
CASE STUDY Build It Award-winning oak frame countryside self build
Long-time collaborators Oakwrights and PJT Design worked together to create this spectacular oak frame home in the Essex countryside. The house features a H-shaped floorplan, with the central entrance projecting out from the rest of the build for a stunning, triple-ridge roof.
Photo: Mark Watts
At design stage, Oakwrights produced a full 3D virtual tour, so the owners could assess the layout and flow between rooms and get a real sense of what the oak frame home would look like. The house features exposed oak details throughout, paired with wide spans of heritage-style glazing to create a timeless interior scheme.
Photo: Mark Watts
“Hedgerows features many of my signature design details, such as large oak overhangs/verandas and slimline aluminium joinery from Kloeber – a blend I feel pairs beautifully with the oak frame from Oakwrights. Kloeber actually created this product specifically for Hedgerows and it really ticks all the right boxes architecturally,” says Pete Tonks, architectural designer at PJT Design.
Charlie Mills is managing director at Oakwrights, a multi award-winning company specialising in the architectural design and construction of oak frame homes, extensions and outbuildings.
How are modern oak homes different to those of the past?
Today’s oak frame homes are designed for contemporary lifestyles whilst also including planning for the future. Open-plan and broken-plan layouts remain popular, with growing trends for covered oak balconies and oak framed outdoor kitchens extending the oak frame’s remit. Natural light is a must and face glazed wall sections and gables are high on the wish list for many homes. We ensure oak framing remains relevant by designing high-performance homes that meet and significantly surpass current Building Regulations standards.
Is it possible to have exposed oak internally and externally?
Yes, oak can feature inside and out, particularly in the dramatic face-glazed walls and gables. To eliminate cold bridging, internal structural oak frames are wrapped in highly insulated panel systems. However, traditional oak-and-render panels, popular in historic black-and-white cottages and 1990s oak frames are now limited by Building Regulations’ thermal performance requirements. External oak framing is now typically focused on lifestyle areas, such as oak frames verandas, balconies, porches, and face-glazed sections.
How does glazing detailing work as the oak dries out in place?
Face glazing creates stunning apertures to the outdoors, with double or triple-glazed units positioned on the exterior of oak frame walls, fitted with flexible weather seals, and capped with seasoned oak. This is featured in the majority of homes we build here at Oakwrights. As part of our commitment to achieving a weathertight shell efficiently, we supply joinery and provide experienced installation teams.
There are other options to the main contenders for your new home, namely systems that use largely natural materials.
StrawBale
Popular amongst super eco-conscious self builders who are keen on using natural materials.
The straw bales can be stacked like bricks to create loadbearing walls or used to infill a structural frame (whether timber, steel or concrete).
Straw is an agricultural waste product, which means that building with this method comes with a very low carbon footprint.
This is an opportunity to get hands on with building your home.
The depth and natural look of the walls adds charm and character.
No more at risk of fire and pests than other structural options.
Log Building
Great way to get that cosy chalet style popular in ski resorts.
These designs look particularly fitting in woodland areas.
Quick construction as the structure is made in a workshop.
Durable and thermally efficient.
There are options in terms of the type of wood used.
Cob
Lots of people love the historical heritage of this method – building with mud dates back to 8,000BC.
Walls are made from mud from clay, water, aggregate and straw, which leaves little carbon footprint and creates an organic aesthetic.
Cob is a great option for doing a
DIY self build project.
Once built, the finished cob structure will require maintenance from homeowners, including an annual lime wash.
Need more advice about different structural systems?
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Chris Batesmith is Castle Media's Content Director. A former Editor of Build It magazine, he's a trained carpenter and experienced renovator and self builder. He has turned his hand to everything from plastering and tiling to plumbing and electrics, and recently project managed the completion of Build It's very own Self Build Education House. Chris has dedicated the last 14 years to championing self build. He is an expert and speaker at the Build It Live shows, and chairpairson of the Build It Awards.
Sander Tel is Build It's Digital Editor. He joined the team as Digital Content Assistant in 2022, with a keen interest in architecture, interiors and house design. Sander looks after all areas of Build It’s digital strategy – writing, creating and editing content for the website, email newsletters, and social media platforms. He's always on the lookout for new, innovative bespoke projects – from unique kitchen extensions to countryside self build houses.
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