How To Build Your Own Home and Build It Right

It takes three to four months to get a decision in principle on the mortgage. At the outset, he sends potential clients more than questions, including some on their spending and income. He receives new inquiries every day, but often he does not hear from the clients for another 18 months as they search for plots, builders and architects. Mr Blair finds very few self-builders near to London because land prices are too high. It is all about affordability just like an ordinary mortgage.

Some lenders are deterred by the higher costs and risks, and the relatively small volumes of business, according to industry body UK Finance. Ray Boulger at mortgage broker John Charcol says self-build interest rates are higher to reflect the greater administration costs. Each stage payment includes the cost of a re-inspection — and there can be as many as seven drawdowns over the course of a project. Registering for the Right to Build with a local authority should eventually make it easier to find a plot but many self-builders resort to estate agents. There are few plots with planning permission for sale but agents should have properties on their books that are suitable for demolition and redevelopment.

This means that buyers pay a premium compared with building land as well as the costs of demolition but they should find it easier to get planning permission. In England, about 75 per cent of applications are granted; but if your application is refused, you can amend and resubmit the application, or you can appeal to the planning inspectorate.

About 40 per cent of householder applications that are refused are later granted. In most cases, a modified second application will be free. It is best to discuss any applications with neighbours before submitting them as this can head off objections and delays. If the neighbours do not object and the officers recommend approval, they will usually grant planning permission for a householder application using what are known as delegated powers. If there are objections, the application may go to a planning meeting, where you or your agent will be given an opportunity to address the planning committee, but this time is limited to a maximum of three minutes.

This fee is similar in Scotland, Wales and Northern Ireland. Since April , all local planning departments have used the same application form, known as 1APP. Most will also give pre-application guidance. Some charge for the service, so it is worth finding out what the cost will be.

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Most authorities have guidance notes available to help you and some authorities refuse to register applications unless you include these in your submission. Other factors include the loss of light, overlooking, design, previous planning decisions and disabled access.

Unpredictable problems can always crop up. After demolishing a small property to build a larger one, a self-builder may find that the sewer needs to be moved and the water company will require a substantial bond of several thousand pounds until the work is completed and inspected. It can take several months to get the cash back. Self-builders need a structural warranty to cover a year period and a warranty against defects in design, workmanship and materials. Insurance is also needed for public liability, fire, theft and storm damage and for issues like tradesmen not completing the work.

Most self-builders worry about their builder going bust. Those with a National House-Building Council warranty will be luckier than others in that the NHBC will arrange either to hire another builder or pay for the work to be completed.

It is important for owners not to release stage payments faster than planned to a builder, no matter how much they plead. In my case, my builder went bust as the work was being completed. I had to hire a solicitor and quantity surveyor. Unpaid contractors arrived at my door asking for payment for different parts of the work. This revealed how much the building company had been overcharging. The final settlement was much cheaper than the money demanded and included contractors being supplied to complete the snagging. This settlement would not have been achieved if the builder had received money for the final stage payment.

If the construction firm you hire is a member of a professional trade association, you can check whether they have an insurance-backed guarantee of the quality of work. The Guild of Master Craftsmen has optional insurance that covers the builder if they go out of business. Developer insurance is also available to ensure a project is completed if a builder becomes bankrupt.

Those gifted land by family members pay no stamp duty, even if they already own a residential property. And self-builders who pay for land pay no more than the initial stamp duty, however much the property is worth when completed. But there will be a 3 per cent stamp duty surcharge if they own another property.

This has to be paid within 30 days of buying the plot and only when they sell their original property within three years can they claim this back. However, the tax cannot be reclaimed on professional and supervisory services such as surveys, design, planning and tool and plant hire as these are not exempted; nor are household appliances such as cookers and fridges, even if they are built in. You cannot claim back the VAT if you plan to use the property for a business purpose, but this does not extend to working from home.

Huf Haus is a German company that has built bespoke prefabricated houses in the UK in the past 17 years. Precise budgeting is one of the advantages it claims for self-builders: While the company does not help self-builders to find a plot of land or arrange a mortgage, it does have its own planning consultant who works with clients to obtain planning permission.

The company works closely with clients at an early stage as this enables them to get permissions in conservation areas and green belts. Once the parts of the house reach the building site it usually takes a week to 10 days to get the building weathertight with roof tiles in place. Depending on the size of the house, it takes another weeks for fit out. High specification designs account for much of this, but may help in the planning process because of their green credentials and architectural merit.

Homes include renewable heating and cooling systems, smart home technology and ventilation. The crucial issue for any self-build is to stay on budget. This is only possible if your contractor estimates accurately and sticks to their promises. What is your timeframe?

Be prepared

Is there a new baby on the way? When is the closing on your current home or the end of a lease? Selecting the land for your custom home. Natural surroundings forest, field, water, etc. New power, phone or cable hookups? Having a view versus privacy Talk to a Professional! Find information on the zoning, wetlands, septic connections, energy code, etc. These all affect what you can do. For example, zoning can affect the required setback distance from the street, the height of your house, and whether or not you can build an in-law suite.

Is the lot in a historic district? If so, there may be additional requirements or restrictions on how your home must look and what materials it must be built with. Look into home values in the surrounding neighborhood. Speak to the neighbors. This is one of the best ways to find out if the area is a good fit for your family. What is the school district? Designing Your Custom Home By now, you should have a budget and timeline in mind, and have started looking at properties.

When making your architectural program, keep the following in mind: Dream big, then scale back. This is your chance to make something uniquely yours. At the start — go big on ideas. As things move forward you can adjust these ideas to the budget, zoning, timeframe, land and other realities. In other words, what would you prioritize if it came down to it?

Rank your desired features in order of importance. Prices can vary greatly on custom homes, and this will help you make difficult choices later on. Prepare for the fact that some things may not go your way. Websites like Pinterest and Houzz are great places to start.

These may be based on zoning restrictions, neighborhood ordinances, or perhaps the size and layout of your lot. How many stories do you want? Are you looking for a single-story home? Do you want a basement? Consider at this stage if stairs are going to be a problem for you or any family members. Finally, think about size in terms of rooms. Deciding what rooms you want will play a huge factor in determining the size and layout of your home. To get started, consider the following: How many bedrooms and bathrooms do you need?

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Do you need space to display art? Do you want book storage? Do you want wall space for bookcases, or built-ins? Are you a musician? Consider a separate space for playing that can insulate sound.

Think about the layout Once you know what rooms you want and how much space you have to work with, decide how you want everything put together. Questions to ask yourself: Do you want an open interior layout? Do you want separate formal and informal areas of the home i. What do you need on the first floor? What do you want on the second or higher floors?

How many entrances do you want? Do you want a private entry? Any rooms in particular in which you wish to have a doorway to outside? How do you want the indoor and outdoor space of your home to interact? Should they flow into each other, or be completely separate? Think about the arrangement of specific rooms: Or does it make sense to have the laundry room near the bedrooms? Maybe the master suite should be separate from the other bedrooms, or on a different floor? Should your office or artist studio be in a quiet corner? If creating an in-law suite, do you want it to be separate or integrated with the rest of the home?

What structural features do you want in each room? Eat-in kitchen, or a separate dining space? Combined shower and tub? One or two sinks? Separate vanities or together? Or combined with another room, such as bathroom or mudroom? Space for additional features?

How to Build A Custom Home: A Step-by-Step Guide for Custom Homes

Do you want a patio? Determine your design and style preferences Start by thinking broadly about style. Ask yourself the following: What kind of accents do you want in the home? Any specific materials you want to include? What color palette do you want to use? Do you want taller ceilings? If yes, everywhere, or just in some spaces? Do you want as few as possible, or many? One flight or more? Do you want a private staircase in the back of the house?

A lot or a few? Do you want a lot of open wall space, perhaps to display art? Lighting indoor and outdoor: Look at some of the lighting options at the Home Depot to get inspired. Flat, pitched, asymmetric gable, multiple gables, curved? Y ou can browse styles on websites such as The Roofing Calculator Exterior: What kind of siding do you want? Do you need limited mobility access? Do you live in an area prone to earthquakes, tornadoes, or hurricanes? Ask your builder how to take these into consideration with design and materials.

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Special Features There are an infinite number of additional features that can be built into your custom home. Do you want any of these? Fireplaces gas or wood? How to find an architect: Word of mouth — ask friends and neighbors Search your area for members of The American Institute of Architects. How do they charge Architects usually charge a percentage of the final project, as well as perhaps an hourly fee for initial planning Do they offer 3-D rendering?

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This can help you visualize your plans. What is their signature style? It is often a good idea to find an architect who has worked in your desired style before. What to know during your first meeting with your architect: Budget Timeframe Architectural program — With it, you can better explain to architects your vision. And architects will have a better understanding of what your project needs, and whether they are the right fit for the job.

How to Find a Contractor: BuildZoom is an excellent resource that matches you to trusted local contractors and helps you find the best one for your project Referrals: Ask friends and family to recommend contractors. Chances are, your architect has worked with builders in the past that they are happy to recommend.

Likely, they can even suggest one who specializes in the type of home you are building. Before you hire a contractor: Talk to previous clients: Ask about the communication, any misunderstandings or setbacks and if they work with them again. Get photos of past projects. Meet the foreman that would be working on your home. How do they pick them? Are these people they work with frequently or once-off? Do they do background checks? The material that goes into your home is just as important as the people building your home. Interior designer Kitchen and bath designer Landscape architect Monitoring the building process Insurance.

In many places, contractors are required to hold active policies of both in order to be licensed. Get copies of both insurances for your records before building starts. Your builder should typically take care of this.