Top 10 questions we get asked about self-build
MB Architecture carry out self-build projects for our clients. Using our expertise and experience, we have put together the following 10 questions and answers to help you with your own self-build journey.
Let’s consider you are looking to do a self-build and want to understand what you need to do. This is the perfect place to start.
1. What is a self-build?
A self-build is when a private client (you) looks for a suitable site, designs a fantastic dwelling, and has it approved and built for your own use. It is often a very rewarding process because you can pour your heart and soul into it to create your dream home. A dream home that you will often enjoy for the rest of your life with your family and friends. It could be you fulfilling your life long dream. It could be a way of leaving your legacy for your family. It could be a way of creating a place that you just cannot find for sale. Whatever the reasons, you will have the opportunity to have more input than any other way of finding a house.
2. How do I find land for self build?
Depending on your location, land can be easy to come by, or very difficult. This varies on the local supply and demand for an area which is often driven by the desirability, the popularity, and the restrictions that apply to development in that area.
But it can be done in any area with a little lateral thinking!
Good places to start your search are land agents, estate agents, and plot finder websites. But often you will find suitable land through more active means, such as attending auctions, or by approaching landowners directly, or by putting an advert in local magazines and newspapers, or by asking everyone you know if they know anyone who has a large garden with potential, or a piece of land that could be suitable.
Don’t rule out the option of buying land with a building on it and replacing it with the house of your dreams, it can often be just as economical to do so!
3. What does it cost?
The price of land is calculated back from the value of the proposed use once it is completed less all predicted costs and less a margin that you build in. Or the price of land is calculated as whatever somebody will pay for it!
In general the price of land has been coming down in recent years because the cost of building has gone up (due to higher energy costs, higher labour costs, and higher material costs) and the housing market is fairly static in most regions. The confidence in the UK has also dropped for most people in that time frame so there could be some good opportunities to be had for those starting their self-build and looking to buy a plot now.
The price of the build is more predictable, dependent on construction methods, difficulty of the site, and how complex or lavish the design is! Land without planning permission should be significantly cheaper than land with planning permission. Either way, it is beneficial to talk to us first before buying the land.
4. Does the land need to come with planning permission?
Buying land with planning permission can sometimes lower the risk for the buyer and speed up the process. If you like the proposed house in the approved plans, and can commence the build before the planning expires, then you don’t need to go through planning before starting the project (technically you will likely have clarifications to make to the planners to satisfy the conditions of approval which we can do for you but this is not applying for new planning). But if you don’t like the planning, then you will be engaging with a firm like MB Architecture to work with you to create a house of your dreams, but just as importantly, a house that has a good chance of getting planning.
Obtaining planning permission can be a slow and rocky road but by using a firm like MB Architecture, we can help you throughout the process. While we have a very high approval rate, it is foolish for anyone to guarantee that you will get planning for something. Every site is unique, every client is unique, and every planning department has it’s quirks.
Buying land that has a dilapidated dwelling house already on it can be very beneficial because you are likely to get approval for another dwelling, and potentially a much larger dwelling (ask us about this).
5. What if I buy land without planning permission?
In the UK you cannot build on land unless it comes under either permitted development rights or planning permission has been granted. New builds don’t come under permitted development but some conversions and extensions can. So before buying the land, you will need to speak to a firm like MB Architecture to understand what the potential of the site is, and how that aligns (or otherwise) with what you wish to build. Sometimes having an agreement with the seller that is subject to planning can be beneficial so that you can obtain planning permission before completing on the purchase. This will also save months of finance costs if you are borrowing against the land.
6. What construction methods are available for self build?
Houses in the UK have been traditionally built using cavity walls since the 1920s. But that doesn’t mean you should build yours using that method!
These days, self-builds can take many forms including:
- Timber frame
- Structural Insulated Panels (SIPs)
- Cavity wall
- Glue lam beam construction
- Insulated concrete frame
- Steel frame with curtain walling
- Insulated Concrete Formwork (ICF)
Some of the reasons for this include:
- Speed of building
- Cost
- Aesthetics
- Acoustic or thermal performance
- Client preference
- Contractor preference
7. How much can I borrow?
Mortgage companies typically will lend you upto 85% of the value of the land, and then during the build process will pay you in arrears each month as a monthly payment following a valuation by their surveyor on site. Mortgage products and criteria and rates change all the time so it is well worth talking to your mortgage broker or we can recommend a self-build mortgage broker to work with you through the self-build process.
8. Can I reclaim the VAT?
New construction in the UK often attracts a zero rating. If you are a self-builder you can apply for a VAT refund within 6 months of the end of your project under the DIY housebuilder scheme. HMRC have a helpline on 0300 322 7073 if you have questions about this.
9. How do I design the house and plot layout?
A firm such as MB Architecture will help you design within the constraints of the plot. Our design process ensures that we listen to you, we propose ideas, and we create solutions to create your dream home. We consider it is important to highlight ideas, concerns, and alternatives throughout the process to give you the benefit of our expertise. Some of our clients have done it before and know the value of good design. Other clients are new into the process and we will guide them and support them on their journey.
Often you will have a clear idea of what you like and don’t like. We will make sure we are working to create your dream home. Often discussions face to face are essential, making visits to projects that have been completed that you like, and taking inspiration from magazines such as HomeBuilding and Renovating Magazine and Grand Designs Magazine.
Some plots may have height restrictions or are restricted by their location (special heaths and green belt for example) and some areas are not suitable for residential development at all (those areas liable to flooding for example).
MB Architecture will lead and co-ordinate the design process, collaborating with you and any other parties throughout the process, being your single point of contact for the design process and beyond.
10. Why do you want to self build?
Our view is that everyone should do a self-build in their lifetime! MB Architecture have met many self builders over the years and after about a year of settling in, there is a harmony and a calm between the people and the building they have had created. The building gives back a feeling of comfort and well-being to the self-builders. They look up at the building when they come home and are pleased with what they see, after all it is their chosen design, their positioning on the plot, their inspiration that led to the design, their research that led them to make their decisions, and their face that lights up. It is not just the exterior, the interior is just as important: the specification of the building fabric, the performance of the building in terms of light and temperature and acoustics, and the aesthetics and joy from using the spaces.
If you are looking to carry out a self build, give us a call at anytime and book in to speak to one of our senior team.
Next steps:
At MB Architecture we want to do all we can to make the process of designing and building your project as successful and stress free for you as possible. We have delivered hundreds of projects over the years and we would love our next project to be yours. Every project starts with a conversation so why not click the link below to get in contact with us and get the conversation started?
MB Architecture – Your Design Partner