From A to B – Just how long does a self-build take?

The dream may have taken years to formulate, another room here, another balcony there, and readjust a hundred times to be a perfect vision. But just how long does it take to turn into reality?

Naturally there are many elements to building a home and any one of these can influence the timeline, in small or large degrees, but based on an average sized three-bedroom home, you could expect the following…in a best-case scenario.

Planning with your architect from concept to final drawings, allowing for back and forth discussions, should be around three months.

Onto planning which, when research is done beforehand so you’re as prepared as possible, is likely to take around 12 weeks if planning is granted first time round. But if you have any special areas that are possible issues e.g. access, neighbour objections, unusual use of materials etc. be prepared for a longer timeframe.

Once planning is granted, it’s all systems go. At Beattie Passive we can turn architectural drawings into a fully modelled Bettie Passive Build System in just 6-8 weeks. Then you’re ready to start building!

The industry average from start of foundations to a completed build is approximately 25 weeks but a self-build project can take longer especially if the client is doing some of the work themselves or cannot be on site managing the project full time.

It only takes one element to have a knock-on impact to cause delays on the whole project with the biggest causes of delays being weather, labour and availability of material. However, by manufacturing the main component of the house – the Structural Thermal Envelope (STE) – offsite, you can mitigate a lot of the risks.

The demand for off-site construction is growing quickly and as such, Beattie Passive has recently launched a volumetric build system where modular units are manufactured in dry conditions with labour and pre-ordered materials, which greatly speeds up the entire process and reduces risk of delays.

When we are supplying the volumetric STE, the units arrive onsite with all the structural elements complete, generally the windows and doors are then installed on site. The airtightness membrane is also finished onsite to ensure the rigorous airtightness requirements of Passivhaus. The complete STE is craned into place in just two days and the full STE can be completed within five days.

 

When planning your self-build, it’s important to factor in all the time elements as they can also impact the finances considerably. And especially if you’re building where the weather can be somewhat temperamental, it’s worth considering an off-site manufacture to ensure at least the manufacture and delivery of the structure is guaranteed, come rain or shine.

 

 

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Self Builders are Driving Innovation

As the demand for both energy and build efficiency marches onwards, the underlying positive is that it drives innovation, not just in the range of products available but also in construction methods and new ideas. And savvy self-builders are to thank for this!

Two of the most recent trends of innovation that are shaking up the market are the way we deliver homes and home battery storage.

There has been a huge shift towards off-site manufacture with homes being built to order in a factory and then delivered to the site on the back of a lorry. With construction on site then taking around three-four weeks, rather than months, it’s no surprise this method is increasing in popularity and now widely available across the UK.

We take this one step further when building multiple homes at developments such as the Custom & Self Build development at Graven Hill in Oxfordshire, by supplying our very own Flying Factory allowing construction of Beattie Passive homes to take place on-site (yet off-site), using local labour and far reducing both build time and delivery costs.

The second big move in the industry is towards the use of high quality home batteries which allow you to store the suns energy gathered during the day, to be used at night to run lighting and electrical appliances. The technology for solar storage is now also being used for hot water, heat batteries charged with the sun’s energy, can heat water by changing the molecular structure to create heat, which delivers hot water. This means we can store our own electricity and energy needs, far reducing the reliance on the grid and our utility costs.

Demand for ever-improving performance of key elements such as triple glazing means that manufacturers must up their game to compete is this growing market, which is good news for the self-builder. Not only do performance levels improve, but the rise in production drives down the overall cost of the end product. Increasingly, self-builders are choosing Passivhaus certified windows and doors which are not only better for thermability but offer improved security features as well.

Another hot topic is of course insulation which is essential for maximising energy efficiency in the home. Above all, the insulation must be water resistant. We always use insulation that won’t be impacted by moisture and if exposed to moisture at any point in the home’s lifecycle will dry naturally and recover to 100% of its design performance. This gives it the longevity needed for the high-performance homes we design and build.

And to top it all, innovation in roofing membranes is also making a significant contribution to a home’s energy efficiency. It’s important that the membrane allows moisture to breathe out of a building and ensures the building remains wind-tight.

 

 

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Simple Design, Smart Homes

When it comes to designing your first self-build, often the heart leads the head with notions of adding every conceivable feature possible, without evaluating whether you really need – or can afford – an underground wine cellar, cinema room or indoor spa. But once reality kicks in, there are many ways to maximise the budget to achieve the wow factor and live in a beautiful, yet practical home.

It’s all down to clever design and this takes many forms.

Glazing – plan the majority of your glazing to be south facing which maximises the natural light. Adding a simple overhang can be sufficient for natural shading and keeps the hot/cold level constant throughout the year. Even a simple pergola can do the trick rather than an expensive overhang saving precious funds. Furthermore, using the sun’s natural heat combined with a Mechanical Ventilation and Heat Recovery system which is standard in a Passivhaus, saves money long term as it reduces heating bills and the need for air conditioning, keeping your home warm and well ventilated as well as eliminating moisture from the building and furniture.

Foundations – a square home does not mean it’s boring; and keeping foundations simple and using lightweight material and structures above will reduce the overall build cost.

Space planning – be efficient with floor space reducing the overall footprint without compromising on your wish list. Open plan living can be very attractive with natural light flooding through the home as well as reducing the number of walls required, but huge unobstructed spaces can be costly due to additional structures required (usually steel in the ceiling) but a good architect will advise on the best use of space combined with cost effective and efficient build ideas.

We recommend self-builders to always go and look at similar sized properties, so they know what a 20 x 18 ft living room looks and feels like with furniture as you won’t get this concept from plans or even 3D drawings.

Keep geometry simple – curves cost money! Smart design is about maximising the living areas but minimising and streamlining wall space, which in turn reduces build costs. Anything requiring major engineering steel increases cost, as does bringing in other professions or specialist contractors. Additionally, keep surfaces in line e.g. bathroom/kitchens etc. to line up soil stacks and minimise plumbing requirements.

Labour costs – focus on your own DIY skills; it could add up by designing around your capabilities but don’t be afraid to learn through YouTube or evening classes on how to tile or wallpaper. It’s not difficult and will save on labour and give you a warm, happy feeling of achievement.

Above all we recommend you don’t get carried away – you won’t need to spend a fortune to add the wow factor, something as simple as an upside-down layout to maximise first floor views is straightforward to integrate at the design stage, adding value without extra cost.

 

 

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Have You Joined the Self-Build Revolution?

The National Custom and Self Build Association (NaCSBA) recently announced that over 33,000 people in the UK have signed up to the Right To Build registers since its inception in April 2016. As the legislation requires that local authorities provide enough serviced-plots for people on their registers within three years of signing up, this figure means that the volume of self build and custom build projects is set to escalate around the country, and fast. I have definitely seen an increase in interest from self builders over the last 2 years, but why is the desire for self build homes on a meteoric rise?

 

 

Getting creative

Designing and building your own home from scratch offers an unrivalled chance to create a truly unique building that is completely tailored to your own needs and wants. From underground cinema rooms to a grass covered roof, personality, design styles and quirks know no bounds when it comes to self builds, all subject to planning and the budget of course!

Green, sustainable and energy saving

As well as creating a unique home, the self builders we speak to are all in agreement that a major part of wanting a self build is to create a highly energy efficient home, such as Passivhaus, resulting in minimal utility bills and a low carbon footprint. Combining clever design with good quality building materials such as triple glazing and a Mechanical Ventilation Heat Recovery system to ensure a steady flow of clean, fresh air around the home, will make all the difference in the long term efficiency of your home as well as having a healthy living environment to enjoy.

It’s open to everyone

People from all walks of life choose to build their own home, from young couples starting out on the property ladder through to those looking for an easy-to-manage retirement home. There’s no age limit and for those with certain requirements, such as accessibility needs, self build delivers the ideal way to achieve the perfect home that would often be difficult to find on the open market.

Your DIY skills, or any lack thereof, should not be a barrier to the self build dream. Many self builders employ contractors to carry out the actual build leaving them to project manage, while some prefer to pass over the entire process to a professional turnkey service; you can be as hands-on and involved as you like.

Similarly, whilst finance naturally plays an important role in what you can actually have, there are many cost effective ways to incorporate all that you wish for. So it’s not hard to see why over 30,000 people are keen to have the opportunity to create a beautiful and energy efficient home, just the way they want.

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From Contracts to Kettles- Be Prepared!

There are many elements to a self build project to take into account and overlooking any of them could cost you both time and precious funds. Most of us only think of the obvious of design, build and construction but there are also a few more unusual responsibilities that you need to be aware of, from site access to drinking water!

At the start of the project it’s crucial to make certain you have the appropriate consents to build, including planning permission and building control approval. It is always the owner’s responsibility to ensure that planning permission has been granted for what is contracted to be built on site.

Warranty: We would strongly advise to have a structural warranty in place. This needs to be taken out for the whole build and not just the structure, providing you with peace of mind and will be required by any mortgage provider.

 

Insurance: On any private building site the owner is liable for injuries and death and items being stolen so protect yourself and your project with adequate insurance. This also applies to having adequate self-build insurance throughout your build. Even if your contractor(s) already hold insurance policies, you’ll still need to take out specialist self build insurance.

With all the paperwork for contracts, warranties and insurance in place, you’re ready to make the site a safe and productive environment.

Site Safety: Protecting your self build is vital and takes many forms. Be clear to the public that your site is private property and secure it with the appropriate height fencing and suitable locks to discourage people from entering your site and highlighting the dangers your site could pose. Plus you must ensure PPE (things like high vis, steel boots and a hard hat) is worn at all times, even by you.

Who will run your site? – Health and Safety is paramount and you have a choice how your site is run in order to comply with H&S regulations, either running it yourself or appointing a contractor to do this for you.

Site Welfare – by law, you need to provide full site welfare for all contractors and trades, such as power to the site/site office; drinking water and warm water; lockable area for storage of tools; site office/canteen to prepare food and drink; toilet facilities; site waste disposal e.g. skip.

Delivery – do you have sufficient space and access to the site for the different sized delivery vehicles? If access is tricky, using smaller vehicles could involve more deliveries which could impact the original costs agreed with the supplier.

Working Area – many contractors require a hard standing, free draining working area around the perimeter of the building as well as level footpaths used for access for workers and visitors on site for the duration of the build. You may also need to put a loading bay on your scaffold to make it easier to get materials to higher levels and a larger hard standing area will be needed for this.

Whilst there may be a lot to consider, once all these factors are in place, it will significantly help with the smooth running of your build project and ensure a safe environment without any preventable unexpected surprises.

 

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Myths and Legends

Passivhaus – Is Truth Stranger than Fiction?

From notions of windows welded shut and huge build costs, there are many Passivhaus myths circulating so we wanted to separate fact from fiction.

Passivhaus buildings are boxy: When the standard was first introduced many of the original buildings were angular and rather similar in style. However, today the style gap between Passivhaus and non-Passivhaus is far narrower and it’s likely that you would struggle to spot the difference. At Beattie Passive we can incorporate any size, shape or design of building into a Passivhaus home, from a traditional cottage to a contemporary beach front villa.

It’s too difficult to design: Passivhaus design is not complicated but it’s important to work with an experienced Passivhaus company that use Passivhaus certified products. With the knowledge and experience that we have gathered, we design Passivhaus very simply and efficiently.

It costs so much more than traditional build: Some parts are more expensive that’s true but on average, building Passive will only cost around 5% more than a traditional build. However, you will save around 90% on average with energy savings, meaning Passivhaus owners are saving money each year.

Mechanical Ventilation Heat Recovery (MVHR) costs more to run than what it saves: As long as your home meets Passivhaus standards and the air tightness of the building reaches a certain level (approx. 1.5 air changes per hour), it’s been proven that the amount of energy saved and the cost of that energy saving is far greater than the cost of running the MVHR. Furthermore, MVHR can help with allergies, asthma, and even strong cooking smells.

You can’t use renewable energy: You certainly can and it will probably help you cut costs even further. With solar panels, you could deliver half, if not all, of your hot water requirements for the year. Anything you don’t use you can sell back to the grid.

You can never open a window: You can open all the windows in a Passivhaus, but you may not need to. As your home will have a MVHR system you will have continuous fresh air circulated around your home, so there is less need to open windows to remove stale air.

You can’t have a Wood burner:  Given its popularity, most people will be delighted to know that you can indeed have a Wood burner. You can have one in every room if you’d like. With Passivhaus, you certainly don’t need one and you may get too hot when the fire is burning as the house is so well insulated. But if it’s your dream to have a wood burner, Beattie Passive are happy to incorporate that into the design. And if you get too hot, you can always open the windows…

 

 

 

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Getting Your Financial Ducks in a Row

 

Ron Beattie

With the growth of the Self-Build and Custom Build market and the subsequent need for self /custom build mortgages, more Lending Institutions are joining the party and are positive in the way they are embracing this growing trend. However, as with applying for any mortgage, all lending is subject to affordable and responsible lending as such there are still some vital areas to be aware of.

“Unless you are in the rare position of having 100% of the self-build finance from savings, the best guidance I can offer is to be astutely aware of your financial commitments and review your lifestyle before you even start planning your Self or Custom build project”, commented Mary Riley, Director of Mary Riley Custom Build Funding.

When applying for a Self or Custom build mortgage, to assess your affordability and suitability for a loan, the last 3-6 months of bank statements will come under the microscope for fixed commitments such as existing mortgage payments, car loans and childcare costs, followed by soft expenditure which covers for example, gym membership, eating out, pets, even down to your hairdresser bills.

It’s also incredibly important at an early stage to think about where you will live when undertaking your project, as these factors all combine to affect the viability of obtaining the level of borrowing requested. Having these streamlined well in advance into a sensible and realistic monthly spend pattern, will put you in a better position to apply.

Self / Custom build mortgages; funds are released in stages throughout the construction of your new home, generally at key identifiable stages, in addition you will also require to inject cash into the funding of your build project. No lender will offer you 100% of land purchase and total project costs, the more cash you have, the less you need to borrow and pay interest on!

Another vital factor is your supply chain. Not only will you be assessed for a mortgage, but your choice of method of construction is just as important, as are the people who will be delivering or manufacturing the build for you. Beattie Passive’s method of construction is acceptable to most lenders in the Self-Build / Custom Build arena. Furthermore, Beattie Passive offers sensible payment terms in line with mortgage interim stages of funding, enabling a smooth financial process alongside the build.

Finally, ask for more money than you think you need. The number of projects handing back unused funds is virtually zero and allowing around 20% for a contingency fund is usually a realistic amount to allocate.

With so many factors in play, it’s vital to assess the viability of funding at an early point in the overall planning because until you know what you can afford, you won’t know what you can have, and ultimately who is the best company to deliver that dream home for you.”

 

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Smart Investment Makes For Long Term Performance

Ron Beattie

Smart investment for long term performance

For any self build project it’s vital to meticulously plan and budget for every element within the three key areas of design, materials and installation, to ensure your home is just what it should be, both now and in the future.

Design

Every element should be checked and double checked to ensure your home delivers exactly what you envisaged through its design. This means exploring every detail that makes up the structure of the building, to offer you long term quality and performance. eliminating the possible risk of a performance gap in years to come.

 

Materials

When looking at the materials to be used, consider how they will perform over time and the investment in critical elements that will make all the difference. Whilst you may be able to save on interior items such as lighting or kitchen cabinets, when it comes to the foundations and actual structure of the build, every product should be of the highest quality. For example, using natural insulation may look good on paper but if it becomes wet and slumps, you could be faced with a two inch gap causing vital heat loss. Similarly, using a timber frame construction will have small but continuous movement for its entire lifetime so the way this needs to be sealed is essential to avoid any heat loss or an unnecessary drop in energy performance.

 

Installation

Regardless of size, shape and design style of your home and no matter how many top of the range materials and items you purchase from foundation to roof tiles, if they aren’t installed correctly, they will never add the value you expected, and paid for. You may be planning to do the work yourself or employ a company offering a cheaper quote, but in the long run, suppliers are just as important as the materials you use, so taking any shortcuts on installation could cost you dear. Furthermore, once the build is complete, don’t just take your contractor’s word for it…ensure you test your home thoroughly for air tightness and thermal performance so that any potential issues can be addressed immediately as well as eliminating any possible risk of a performance gap.

When it comes to planning your dream home, it pays to invest in a complete quality build that will last a lifetime and give you enjoyment along the way. Passivhaus is considered to be the gold standard of build quality and whilst this comes with committed investment, you can guarantee the performance of your high quality home stays Passivhaus, come rain or shine.

 

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Energy Efficiency- From Design to Home

Ron Beattie

Steps to Achieving an Energy Efficient Home        

When asked ‘Why do you want to build your own home?’ every self builder we have ever met has highlighted ‘being more energy efficient’ as a key reason. Which is no surprise given the spiraling cost of fuel. So, taking matters into your own hands can have significant cost benefits, but just how do you build a really energy efficient home?

It all starts with Design. To be truly energy efficient your home needs to be completely insulated and this core process starts with your Architect. Floors, walls and roof insulation must be joined seamlessly with no gaps, any gaps will only lower its performance. Then comes air tightness. If hot and cold air is allowed to flow in and out of the structure, this transfer of heat is what makes a home less efficient. Your Architect should include an air tightness strategy to ensure an airtight layer surrounds the structure removing any possibility of heat transfer.

 

Once these elements are in place, it’s time to decide how to utilise the energy created within the structure’s ‘envelope’. The best use of heating is via heat recovery ventilation which uses energy that has already been produced. Then it’s on to installing good quality triple glazed windows and doors as any aperture should be of the highest performance to maximise energy efficiency.

For heating and hot water supply to the home, the most energy efficient way is via a gas boiler or air source, both of which have unique benefits but knowing which to choose depends on the size of property and how many people will live there.

Additionally, many self builders look at photovoltaics (PVs) to supplement the heating element and/or provide income by selling energy back to the grid. However, the original energy company tariffs are less attractive so the added use of battery storage is now more favourable to maximise the installation of PVs.

But even with the best plans and products in place, the type of construction you choose for your self build is the most important factor in attaining true energy efficiency. Traditional construction methods have had to adapt to more energy efficient processes and materials and these have often been seen as forcing a square peg in a round hole. Whereas modern methods of construction, such as Passivhaus, are more cost effective and deliver energy efficiency as standard, using the latest in building technology and materials to deliver a zero performance gap i.e. a home performs exactly as it was designed.

Overall it’s vital that design, construction and air tightness levels are right as no matter how efficient your triple glazing, heat will still escape and you will not have the energy efficient home you wanted or paid for.

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Planning Your Perfect Self Build

Ron Beattie

 

 

Your Perfect Self Build

Whatever the size or style your unique self build home will be, there is no doubt that the key to the success of any project, in addition to managing both budget and the inevitable stress, lies in the planning and detail. Get this right and you’re halfway there.

So how best to get started and where should you focus your efforts? Self builds are both hugely rewarding and intricate so it’s best to be as prepared as possible. Research is vital and can be carried out in a number of ways. Fortunately we have the power of the internet to research virtually every tiny detail of planning a project from tips on submitting planning applications down to the latest design of high tech nuts and bolts. We have also seen the rise of online portals and forums where groups of similarly enthusiastic self builders join forces to share knowledge and expertise, as well as common pitfalls to avoid. All extremely vital for a well-oiled plan to project manage the build from start to finish and certainly worth the time to investigate and be part of.

In addition to online information hubs, there are numerous publications and magazines providing hands-on advice from laying foundations to finding the perfect kitchen sink. Magazines such as Build It, Homebuilding & Renovating and Passivhaus Plus often feature detailed case studies where you can witness the build unfold and hear directly from the owners on the ups and downs of their project, a breakdown of the budget, plus top tips to follow.

However planning the perfect self build also takes leg-work and in the UK we are fortunate to have many excellent events and exhibitions taking place across the country which provide the pro-active self builder with a wide ranging source of information all under one roof.

Furthermore, these events are hugely beneficial as you can discuss your own project with potential suppliers and contractors face to face, often where the self build partnership begins. Beattie Passive attends all the key self build events throughout the year and often have complementary tickets, so do get in touch!

 

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