A Guide to Your Self-Build Home

Building your own home is an exciting and rewarding process, offering the chance to create a space tailored to your needs and lifestyle. However, “self-build” doesn’t necessarily mean physically constructing the house yourself. Instead, it involves managing the process, making key decisions, and employing professionals and contractors to carry out the work. One of the biggest advantages of self-build is the ability to design a home that suits your specific requirements, both in terms of aesthetics and functionality. Additionally, you have full control over the energy performance of your home, allowing you to create a low-energy, low-carbon building that is cost-effective to run. This guide walks you through each stage of the process, from feasibility to completion, outlining critical approval processes and timescales to help you navigate your self-build project successfully.

Please bear in mind this is not professional advice, and we would always advise you speak with a suitably qualified person before setting out on this journey

Stage 1: Feasibility and Planning (3-6 months)

Before you begin, it’s important to assess whether your self-build project is viable. Key considerations at this stage include:

Finding a Suitable Plot: Identify and secure land with appropriate planning permission or potential for approval. Land searches and planning history reviews are essential. You may wish to engage a land agent, and architect or planning consultant to assist with this process.
Budgeting and Finance: Establish how much you can afford and explore funding options such as self-build mortgages. A financial advisor with experience in self-build projects can help you explore borrowing options and budget planning.
Design Feasibility: Engage an architect or designer to create initial concept sketches and assess site constraints, such as ground conditions, access, and services. If the site has challenging terrain or poor ground conditions, a structural engineer may need to be consulted early on.
Pre-application Advice: Consult with the local planning authority to discuss your proposal and identify any planning challenges early on. An architect or planning consultant can be invaluable in navigating complex planning policies and ensuring your application has the best chance of success.

Stage 2: Planning Permission & Design Development (3-6 months)

Once feasibility is confirmed, you need to submit a planning application. Your architect or planning consultant will assist in preparing and submitting the necessary documents.

Detailed Design & Drawings: Your architect will develop designs, ensuring compliance with local policies and regulations. This stage is an opportunity to refine the layout, aesthetics, and energy efficiency measures, ensuring the home meets your personal preferences and long-term sustainability goals. You can work with an architect and/or energy consultant to optimise insulation, airtightness, and heating systems to achieve a low-energy home.
Planning Application Submission: A standard planning application takes approximately 8-13 weeks for a decision.
Consultation Process: Local authorities will consult with neighbours, highways, and other relevant bodies.
Planning Conditions: Approval may be subject to conditions requiring additional information before work begins.

Key Approvals:

Full Planning Permission: Required for most new dwellings unless permitted development rights apply.
Listed Building Consent: If applicable, for sites involving historic structures.

Stage 3: Technical Design & Building Regulations Approval (2-4 months)

With planning permission secured, the next step is obtaining Building Regulations approval to ensure compliance with safety, energy efficiency, and accessibility standards.

Technical Drawings & Structural Calculations: Developed by your architect and structural engineer. A sustainability consultant can be engaged at this stage to enhance the energy performance of the building.
Building Regulations Application: Submitted to either the local authority or an approved inspector.
Party Wall Agreements: If your project affects shared boundaries, you may need to serve notice under the Party Wall Act 1996. A party wall surveyor can handle this process.
CDM Regulations & Principal Designer Role: Under the Construction (Design and Management) Regulations 2015 (CDM 2015), a Principal Designer must be appointed to oversee health and safety during the pre-construction phase.
Energy Efficiency Considerations: This stage provides an opportunity to enhance the sustainability of your home by incorporating high-performance insulation, renewable energy sources, and energy-efficient heating systems, helping to reduce carbon emissions and running costs.

Key Approvals:

Building Regulations Approval: To be obtained via a Full Plans Application
Structural Warranty: Required by most lenders and obtained through providers like NHBC, LABC Warranty, or similar.

Stage 4: Pre-Construction & Procurement (2-4 months)

Before breaking ground, you must finalise contracts and appoint a construction team. This stage involves:

Choosing a Construction Route: Options include hiring a main contractor, managing subcontractors yourself, or using a package home provider.
Tendering & Contractor Selection: Obtain quotes and select your preferred contractor(s) based on cost, experience, and references.
Contracts & Insurance: Establish clear contractual agreements and ensure adequate self-build insurance and site liability coverage.
Utilities & Services Arrangements: Plan connections for water, electricity, drainage, and broadband.
Health & Safety: Under CDM 2015, a Principal Contractor must be appointed to manage site safety during construction.

Key Approvals:

Construction Contract: Formal agreement with a contractor to outline scope, costs, and timelines.
CDM Notification: For projects exceeding 30 working days or 500 person-days, a notification must be submitted to the Health and Safety Executive.

Stage 5: Construction (6-18 months)

This is the most intensive phase, requiring effective management to keep the project on schedule and within budget. The main stages include:

Groundworks & Foundations: Site preparation, excavation, and foundation pouring. A geotechnical engineer may be needed for complex ground conditions.
Superstructure: Construction of the walls, floors, and roof.
First Fix: Installation of plumbing, electrics, heating, and internal structural elements.
Weatherproofing: Ensuring the building is watertight with roofing, windows, and doors installed.
Second Fix: Finishing touches, including plastering, internal joinery, tiling, and final electrics.
Final Finishes: Painting, flooring, kitchens, and bathrooms.
Sustainability Measures: By incorporating energy-efficient building materials, solar panels, and heat recovery systems, you can significantly lower your home’s carbon footprint and future energy costs.

Regular site inspections will be required to ensure compliance with Building Regulations, particularly at key stages such as foundation completion, structural framework, and final completion.

Key Approvals:

Building Control Inspections: Carried out by your local authority or approved inspector.

Stage 6: Completion & Handover (1-2 months)

As construction nears completion, a series of final approvals and certifications must be secured.

Snagging & Defect Rectification: Identify and rectify minor issues before sign-off.
Final Building Control Inspection: Ensures all work meets regulations before a completion certificate is issued.
Energy Performance Certificate (EPC): Required for all new homes before they can be occupied.
Final Utility Connections: Ensure all services are fully operational.
Handover & Moving In: Once approvals are complete, you can officially move into your new home.

Key Approvals:

Building Control Completion Certificate: Confirms compliance with regulations.
Structural Warranty Certificate: Required for mortgage purposes and long-term protection.

A self-build project is a complex but immensely rewarding undertaking. Understanding each stage—from feasibility to completion—will help you stay on track, meet legal requirements, and ultimately achieve a high-quality home tailored to your vision. By designing a home that meets your exact needs and incorporating energy-efficient features, you can create a comfortable, low-carbon, and cost-effective house to run. Surrounding yourself with the right professionals, including an architect, structural engineer, sustainability consultant, and contractors, will ensure a smoother process. By planning carefully and keeping on top of approvals, you’ll be well on your way to enjoying your dream home. We would love to talk to you about becoming part of the process to turn your dream into reality. You can get in touch here.