10 Steps to Your Dream Home: How to Self Build Your Own House

3. Finalise Your Self Build Budget

Once you understand how much you can realistically spend on your self build, you’ve got a budget set – but it’s important to know how much to put aside for the different aspects of the project to make sure you don’t push your finances more than you can afford. Be realistic about how much the different stages will cost you by focusing on exactly what you want to achieve.

For instance, the project management route you choose will impact on costs, while the materials spec is a huge factor in the final price. The readers’ homes case studies in Build It always include a project cost breakdown, to give you a realistic idea of how other people divided up their budget. Use these as inspiration, but remember that costs are always changing, especially at the moment.

After much back-and-forth with the planners, Graham and Diane Roberts built their dream oak frame home and a separate garage with guest accommodation on the car park of a former pub in Wales with glorious mountain views. The barn-style home cost the couple a total of £365,000 including the main home and garage. The oak frame itself cost £120,000. Photo: Nikhilesh Haval

You should always include a contingency within your budget costs, because even with the best planning, things often change. Put aside at least 15-20% of your overall self build budget for use on unexpected costs, such as additional foundation requirements or unavoidable delays. If you still have the contingency towards the end of the build, you can consider upgrading interior finishes or landscaping schemes.

4. Engage a Professional Home Designer

Employ a designer who understands your vision and is on board with your requirements and budget. Look for a professional who’s completed similar projects to yours and go on personal recommendations, if possible. Remember that not every firm will be right for each individual homeowner, so look around.

Understand what experience and qualifications a designer has – not everyone who can design a new home is an official architect. Architects are protected by a regulatory body, so you can guarantee they’ve gone through official training and have a high standard of competence. There are also architectural technologists, in-house designers at package home suppliers and companies who specialise in house design.

The Deacons’ traditional-style oak home in Surrey, designed by Oakwrights, features a striking glazed gable at the front of the property, creating a dramatic appearance for maximum kerb appeal

Some people even DIY the design themselves (although you will then need to secure someone to turn them into technical drawings for Building Regs and construction, so not advisable unless you have experience). What you pay for this phase will depend on the professional you’re engaging and the complexities of your design and plot.

5. Talk to the Local Planners when Building a House

What you can build will be at least partly dictated by what your local council will allow, so early contact with the planners is the best way to figure out if your idea is viable. Getting pre-application advice will give you a good feel for whether your plans will pass the formal application, and maybe suggest what changes will give it a better chance of success.

However, remember that this is just advice, and doesn’t guarantee permission – if a new case officer comes in before you submit your planning application, for example, you could be back to square one.

After a drawn-out planning process which involved a rejected application, Arthur and Lydia Achard were finally able to build their new house on a rural plot in Northumberland. With the help of Giles Arthur Architects and Fleming Homes, the couple successfully built a spacious barn-style home complete with stunning interiors and high quality finishes. Photo: Kate Buckingham

You can also enhance your chances of success by understanding the local planning policies. Look into if there are any planning constraints on your plot; investigate what other builds have been given the go-ahead nearby; and let your neighbours know your plans to head off any objections.

6. Decide on a Building Route & System

Self building doesn’t mean you have to do it all yourself – laying bricks, plastering walls and suchlike. In fact, surprisingly few bespoke homes are built this way. Instead, most people team up with specialist companies that take the stress out of some of the key elements of the project.

After finding the perfect plot in the Suffolk countryside, Suzanne and Steve Richardson enlisted Cocoon Architects to bring their design ideas to life, and Frame Technologies for their efficient timber frame shell, which they erected themselves after commissioning on a supply-only basis. The project won the reader-voted Best Self Build Home at the 2023 Build It Awards. Photo: Matthew Smith

Your options include:

• Being very hands-on: This involves hiring a builder and taking on the role of project manager yourself, including finding trades and suppliers, whilst overseeing spending and schedule.
• Employing a main contractor or professional project manager to oversee the works for you: You’ll still be involved, but not necessarily having to make every call, which takes the pressure off.
• Working with a shell build or design and build specialist: The company will take the structure of your home up to weathertight stage, and you can then take the reins or use a contractor to finish the fit out.
• Turnkey packages: These home specialists will do everything on your behalf, handing over the keys at the end for you to enjoy your new bespoke home.

7. Confirm Building Consents & Contracts

No doubt you want to get started on site as soon as possible, but before any work can begin, it’s crucial to get all the right permissions in place and the appropriate contracts finalised to make sure that your project is protected.

Sarah and Matt Switzer partnered with Welsh Oak Frame to create their dream self build home in the Essex countryside. The mortgage company wouldn’t allow timber cladding on the oak build, so the couple decided to render the main part of the property and used painted cedar planks on the side section and rear. Photo: Nikhilesh Haval

We’re talking about planning permission; building control approval; any special reports and consents, such as bat surveys, tree protection etc; warranties and insurance; health and safety; and formal contracts with your contractors and trades. Always double check everything’s in place so you can start your project with no worries.

8. Prepare Your Self Build Plot

Groundworks are the first on-site progress for your house to start physically taking shape. That means clearing vegetation, perhaps levelling the plot and marking up the spots for the foundations. Getting the locations accurate is essential for your planning permission and the structural shell – especially if you’re using timber frame or another method that requires precise dimensions.

In search of a warmer, more manageable house to enjoy her retirement, Fiona Henderson built a contemporary timber frame home in Aberdeenshire on her own land. Designed by Fiddes Architects, the project sailed through the planning process. The project cost a total of £545,000 as Fiona already owned the land. Photo: David Barbour

The type of soil will have an impact on what kind of foundations are suitable and how deep they need to be. Your site appraisal should have confirmed these details, but sometimes it’s not possible to know exactly what you’re working with until you start digging into the ground.

9. Get Building & Create Your Dream Home 

Seeing your new home starting to rise up from the ground is an incredibly exciting time. The way it comes together will depend on what build system you’ve chosen. Brick and block is the traditional and familiar route, but off-site manufactured or prefab systems are hugely popular with self builders.

These include timber frame, oak frame and SIPs (structural insulation panels). ICF (insulated concrete formwork) is another option, which is assembled onsite but with insulation built-in.

Freddie and Katie Pack‘s stunning self build sits in the middle of Romney Marsh farmland; the elements will slowly turn the Siberian larch cladding a muted silver hue. The total self build project cost them £350,000 as they fortunately owned the land already. Photo: Richard Gadsby

After the main structural shell of your house is in place, you need to get it wind and watertight. That means fitting windows and external doors, making sure the roofing is sealed etc. Now’s the time to address airtightness, too.

Then comes the first fix stage – this includes the infrastructure work (electrics, plumbing and suchlike) up to and including the plasterboarding. Second fix involves everything afterwards: kitchens, flooring, skirting, doors, painting etc.

10. Enjoy Your New Self Build Home

With building work complete and the interiors finished, you’ll be ready (and probably raring) to move into your dream home. There are a few practicalities to consider – such as obtaining the completion certificate from building control, ensuring any small issues are dealt with as part of the ‘snagging’ process and making that all-important VAT reclaim. But now you’ve reached the end of your self build journey, it’s time to enjoy the fruits of your labours.