What Should You Ask Your Package Home Supplier? Your FAQs Answered

How Flexible Can the Design Be?

The first step of a package home project will be sorting out the design. Some providers have a catalogue of off-the-shelf houses that you can customise to your specific plot and local planning requirements, which can often be a cost-effective design option.

However, just because many suppliers offer a design archive to choose from, doesn’t mean you can’t start from scratch. “From our perspective, the client has complete freedom with the design. We are totally bespoke, but we also have a range of preconceived houses to choose from or just inspire if needed,” says Cameron McMillan, project manager at timber homes supplier Scandia-Hus.

Although many package house companies work with offsite manufactured structural systems, this doesn’t necessarily limit your design freedom. Oliver Rehm, UK CEO of timber frame supplier Baufritz, says: “Our engineers can adapt most designs to work with our prefabricated build system.”

So, a package home offers a large degree of flexibility, whether you want an off-the-shelf design or something completely unique. “It’s always good to ensure that the package company provides a full budget breakdown for your scheme before applying for planning permission. They should also sense-check it to make sure the design is as cost-effective as it can be, so that the project is built to best possible value,” says Simon Orrells, director of timber frame company Frame Technologies.

How Much of The Structural Design Work Will You Do?

Most package suppliers will do all the technical design work for the superstructure of your project, ensuring the drawings work with the system. “Our architects work on the complete structural design, adhering to all UK Building Regs and requirements,” says Lucy Yendell, Dan-Wood sales agent.

You’ll likely need to arrange for the groundworks to be done separately, but some suppliers may offer a service for the substructure design. “If our clients have a basement in their plans or need an engineered solution for specialist foundations, our engineers can be commissioned to provide this service, too,” says Cameron. “It’s ideal for the continuity of the build and potentially cost-effective.” Other suppliers,  such as Glosford SIPs, will provide loading calculations and soleplate drawings to aid with foundation design.

Dan-Wood is behind this contemporary five-bedroom, timber frame build in Nantwich. The company’s turnkey package includes interior and exterior decorating, fixtures, fittings and technical installations, including gas condensing boilers and heat recovery systems

Make sure you’re clear about what’s included in the quote, and what you might need to source elsewhere. “When looking at competitive quotes, check that everything you need is included in the price. Some manufacturers exclude the structural steelwork in these quotes, which means you won’t get a total package price or fixed costs,” says Simon.

Do You Offer a Project Management Service & Do I Need This?

Some suppliers offer exclusively turnkey homes, which means they’ll deliver the whole scheme for you. For example, Dan-Wood’s packages include a site manager who will oversee the construction phase. They’ll ensure the build is completed according to the contract, and keep in regular contact with you. “It can reduce a lot of the stress and challenges of self building,” says Lucy. Baufritz also includes a project manager (PM) within its turnkey package, as does Scandia-Hus, which offers this service on a limited basis depending on location.

This impressive new home in Surrey was designed by McLean Quinlan and delivered by Baufritz on a turnkey basis. The owners had used the company before and fully appreciated the benefits of working with a dedicated provider for the shell, fit-out and project management

Other package companies (including some turnkey providers) offer different service levels, such as designing and erecting the insulated house shell. This then gives you the choice of how to take your project forward; do you want to manage it yourself, or enlist a builder, for instance?

“The most popular route among our self builders is to use one of our recommended contractors, who will essentially manage the build with our assistance where needed,” says Cameron at Scandia-Hus. Budget is often a deciding factor as to whether you opt to use a PM.“The more you hand over to a package supplier, the more it will cost,” says Gareth at Welsh Oak Frame.

What Does the Cashflow Look Like for Your Homes?

The payment stages for a package home self build will vary between suppliers and the level of service you’ve selected, but they tend to work with the typical release of funds for self build mortgage schemes.

“Good lenders know that, typically, timber frame suppliers are looking for payment upfront (we ask for payment 14 days before delivery of the structure). So, self build mortgages are designed to allow you to draw down the requisite funds in line with the appropriate stage of your build,” says Sarah at Fleming Homes. “BuildStore is a great place to start, as they’re geared towards the self build mortgage sector.”

What Warranty Do You Offer on Your Homes?

Ask whether the supplier provides warranties on structural kit, and what cover is offered. For instance, Dan-Wood offers a 20-year structural guarantee on its frame and a 12-month minor defects warranty. But most package firms won’t offer one on the house as a whole, given there are many interfacing elements (and trades) that make up an entire build bespoke to you. So, providing a specific warranty certificate isn’t practical.

The timber frame for Lydia and Arthur Achard‘s spectacular self build was supplied by Fleming Homes, who also provided the technical drawings as part of their service. Photo: Kate Buckingham

“In common with many timber frame manufacturers, Fleming Homes does not issue a warranty as such, but the structure will be covered by our and our engineer’s  insurance,” says Sarah. “It’s important to take out a third-party 10-year warranty, as you’ll need one if you want to sell the home to a buyer who needs a mortgage. It’s difficult and expensive to get one retrospectively, so it’s best to arrange this ahead of the build process.”

How Will the Project Be Handed Over to Me/My Contractor?

How you will receive your build depends on your supplier and the package you opt for. You might go for supply-only on a timber frame home, so the structural elements are shipped to the site for you to take care of assembly. If your supplier is taking the shell to weathertight stage for you, this will include the insulation, and possibly windows etc.

Whichever package you’ve selected, a good provider will ensure the site is inspected for any snagging or issues and conduct a detailed handover to ensure you are happy with the final product. Some suppliers provide further follow-on support. “We offer ongoing maintenance for our turnkey homes if the client wishes to include this as part of their package,” says Oliver at Baufritz.