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Self  Build:  

A  Guide  to  Building  your  Own  Home  

Are  you,  or  a  member  of  your  family,  disabled  and    

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Introduction  

 

As  a  disabled  person  or  a  family  with  a  disabled  family  member,  you  may   find  that  commissioning  a  new  house  specifically  for  you  is  a  way  of  getting   exactly  the  home  you  want  in  your  choice  of  location.  You  can  choose  your   plot  layout,  your  elevations,  the  number  and  size  of  rooms,  the  layout,  the   fixtures  you  like  and  the  level  of  insulation  and  energy  efficiency  that  suits   you.   These   choices   are   not   available   through   the   purchase   of   an   existing   property  or  a  new  home  from  a  large  house  builder.  

 

For   the   purpose   of   this   fact   sheet   it   is   assumed   that   your   home   is   to   be   financed   through   a   self-­‐build   mortgage   and   constructed   by   a   building   contractor.    

 

We   will   call   this   self-­‐build   even   though   you   will   not   be   physically   undertaking   the   work   yourself.     However   you   could   choose   to   directly   manage  the  building  works  as  this  could  deliver  substantial  cost  savings  but   this   approach   requires   a   good   understanding   of   the   practicalities   of   building   construction.   The   use   of   a   well-­‐resourced   and   experienced   Building  Contractor  will  mitigate  risk,  deliver  cost  certainty  and  satisfy  the   exacting  requirements  of  a  typical  self-­‐build  mortgage  provider.  

 

Self-­‐build   may   be   the   most   effective   and   affordable   way   of   providing   yourself  with  a  suitable  home  that  matches  your  requirements.  Self-­‐build   can  provide  you  with  a  home  at  a  cost  substantially  below  its  market  value   on  completion.  

 

However  there  are  a  number  of  things  you  will  need  to  know  in  order  to   decide  whether  having  a  home  designed  and  built  to  your  plan  is  for  you.   This  leaflet  introduces  you  to  the  most  important  issues  you  will  need  to   consider.      

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Preparing  for  self-­‐build  

 

If  you  are  considering  self-­‐build  you  will  need  to  prepare  by  finding  out:    

• How  long  it  may  take  

• The  size  of  your  budget  (be  realistic!)  

• What  advice  you  need  and  where  to  get  it  

• How  and  where  to  find  and  buy  a  building  plot  

 

Once  you  have  worked  through  these  four  questions,  you  will  be  ready  to   decide  how  you  want  to  proceed.  The  design  and  construction  of  a  house   follows  five  basic  stages:  

 

• Working   out   the   initial   sketch   design   based   on   your   accommodation  

requirements  

• Developing  the  design  and  securing  planning  permission  

• Finalising   the   design   and   getting   the   Building   Warrant   (and   other  

statutory  approvals)  

• Drawing  up  a  contract  and  appointing  a  Building  Contractor  

• Constructing  your  home  

 

These   stages   may   overlap   and   this   could   lead   to   significant   timescale   savings.  Each  stage  requires  time,  planning  and  good  advice.  You  will  find   each  explained  below.  

 

 

 

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How  long  will  it  take?  

 

The  process  of  securing  a  plot,  designing  a  house  and  getting  it  built  will   obviously  take  longer  than  buying  an  existing  house.  It  can  take  at  least  six   months  from  first  identifying  the  plot  to  the  point  where  you  start  building.   You   will   need   this   time   to   negotiate   your   purchase   deal,   to   secure   your   statutory   approvals   and   to   organise   your   building   contract.   However   this   timescale   can   be   improved   if   the   plot   already   has   statutory   approvals   secured  for  a  design  that  matches  your  requirements.  

 

Your  proposed  house  will  require  a  range  of  statutory  approvals  before  it   can  be  constructed  and  your  mortgage  provider  will  require  proof  of  these   consents   before   funding   is   released.   These   are   secured   by   making   application  to  the  relevant  Local  Authority  with  standard  application  forms,   your  detailed  design  proposals  and  the  payment  of  application  fees.    

 

Your   critical   approvals   will   be   Full   Planning   Permission   and   Building   Warrant   but   others   may   also   be   required.   These   could   include,   for   example,   Roads   Construction   Consent   for   highway   works   to   access   your   plot.   Each   plot   is   different   and   you   should   make   contact   with   your   Local   Authority  Planning  Department  for  advice  once  you  have  identified  a  plot.      

Most   traditionally   built   brick   or   stone   houses   take   up   to   12   months   to   construct.  A  timber  frame  or  modular  house,  using  a  factory-­‐produced  kit   for   the   superstructure,   can   be   built   faster   and   contract   times   will   range   from   6   months   approximately.   Effective   project   management   will   reduce   your  build  timescale  substantially.    

 

 

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Deciding  on  your  budget  

 

You  will  have  a  number  of  expenses:    

• Plot  acquisition  (including  stamp  duty)  

• Legal  fees  (for  the  plot  purchase,  appointment  of  consultants  and  your  

contractor)  

• Fees  for  statutory  approvals  (planning  consent,  building  warrant  etc)  

• Professional  fees  and  expenses  (for  the  house  design  and  construction  

supervision)  

• Building  costs  (including  external  landscaping  and  utilities  connections)  

• Furnishings   (including   floor   finishes,   decoration,   window   coverings,  

white  goods)  

• Funding   (typically   a   mix   of   self-­‐build   mortgage   finance   and   your   own  

capital)  

• Temporary  accommodation  (while  the  house  is  being  built)  

 

Almost  all  these  costs  will  fall  due  before  you  move  in  and  you  will  have  to   use   a   self-­‐build   mortgage   product   (unless   you   have   sufficient   capital   resources  to  fully  fund  the  project).  This  is  a  more  complex  process  than   buying   an   existing   house   but   you   will   be   guided   by   the   requirements   of   your   self-­‐build   mortgage   agreement   and   your   team   of   professional   advisors.      

 

Under   some   circumstances   grants   are   available   from   the   Scottish   Government,   Local   Authorities   or   charities   to   assist   with   the   costs   of   building  a  home  for  particular  needs.  However  the  process  of  application   for  funding  may  lead  to  project  delays  and  would  need  to  be  considered  in   conjunction  with  your  mortgage  provider  as  this  may  restrict  your  ability  to   subsequently  sell  your  completed  house  on  the  open  market  if  adaptations   have   been   financed   through   public   funds   (As   some   of   these   bodies   put  

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time   restrictions   on   these   funds).   Grant   funding   may   be   available   for   sustainable  construction  features  designed  to  reduce  energy  usage.  *    

This   is   the   point   at   which   to   start   considering   whether   to   spend   now   to   achieve  long-­‐term  savings,  to  design  in  future  flexibility  or  economise  and   invest  later  (an  extension  could  be  added  in  the  future).  Concrete  roof  tiles   should   be   substantially   cheaper   than   natural   slate   and   deliver   the   same   result.   The   use   of   extensive   energy   saving   measures,   again   for   example,   should   be   carefully   considered   against   the   initial   increased   construction   costs.  

 

Securing  the  right  advice  

 

In  order  to  help  you  through  the  development  process,  and  to  satisfy  your   mortgage   provider,   you   will   need   to   appoint   a   range   of   professional   advisors.  They  will  be  your  project  team  and  will  work  with  you  to  design  

and  deliver  your  new  home.  You  will  need  an  Architect,  a  Structural  /  Civil  

Engineer,  a  Quantity  Surveyor  and  a  Solicitor.  Your  team  will  need  a  leader   and  you  will  want  to  appoint  one  person  /  organisation  to  undertake  the  

Project  Manager  role  and  lead  the  team  to  deliver  your  home  on  time,  on   budget  and  in  line  with  your  requirements.    

 

The  roles  that  these  important  advisers  can  play  are  explained  below:    

The  Architect  will  advise  you  on  all  stages  of  the  project:  initial  feasibility   sketches,  planning  policy,  design  development,  negotiating  approvals  and   project  managing  the  overall  process.  The  Architect  should  be  a  member  of   the  Royal  Incorporation  of  Architects  in  Scotland  (RIAS),  Royal  Institute  of   British   Architects   (RIBA)   or   for   an   Architectural   Technician,   a   member   of   the  Chartered  Institute  of  Architectural  Technicians  (CIAT).  They  should  be  

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willing  to  visit  you  at  home  to  discuss  your  requirements  and  then  provide   a   no-­‐obligation   fee   proposal.   It   is   also   advisable   that   they   have   had   experience  in  designing  properties  for  disabled  people  previously.  *  

 

The  Structural  /  Civil  Engineer  will  be  responsible  for  investigating  the  site   you   choose,   advising   on   the   right   type   of   foundation   necessary   for   local   ground   conditions,   plot   layout,   utilities   and   providing   structural   design   certification   for   the   house.   The   Engineer   should   be   a   member   of   the   Institute   of   Civil   Engineers   (ICE)   or   the   Institute   of   Structural   Engineers   (IStructE).   It   may   be   necessary   to   appoint   separate   structural   and   civil   engineers  dependent  on  the  complexity  of  your  chosen  plot  and  the  range   of  services  they  can  provide.  *  

 

The  Quantity  Surveyor  will  provide  you  with  advice  on  construction  costs,   advise   on   building   contracts,   prepare   the   tender   documents   and   manage   the  payments  to  the  contractor.  The  Surveyor  should  be  a  member  of  the   Royal  Institute  of  Chartered  Surveyors  (RICS).  *  

 

You   will   need   a   suitably   experienced  Property   Solicitor   to   advise   on   the  

number  of  legal  agreements  required  to  purchase  and  develop  your  plot.   They  will  not  be  involved  in  the  design  of  your  home  and  will  work  under   your   direct   instruction.   Your   Solicitor   should   be   a   member   of   the   Law   Society  of  Scotland.  *  

 

A  Chartered  Property  Surveyor  could  assist  you  with  your  site  acquisition   search,   land   valuation,   negotiations   and   the   projected   value   of   your   completed  house.  The  Surveyor  should  be  a  member  of  the  Royal  Institute   of  Chartered  Surveyors  (RICS).  *  

 

An  Accountant  or  Bookkeeper  will  ensure  that  you  are  taking  the  correct   approach   with   VAT   payment   and   reimbursement   procedures.   Your   self-­‐ build  project  will  attract  varying  rates  of  VAT  and  it  is  important  to  follow    

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the  rules  to  ensure  that  your  liability  is  kept  to  a  minimum.  *    

It   is   important   to   select   qualified   advisors   who   can   guarantee   their   input  

through  the  provision  of  Professional  Indemnity  Insurance  to  provide  you  

with  a  redress  mechanism  should  something  go  wrong  with  the  project.  A   professionally   registered   advisor   will   have   to   adhere   to   a   strict   code   of   conduct  that  gives  you  a  clear  benchmark  against  which  their  service  can   be   measured.   It   is   particularly   important   to   establish   if   they   have   experience   in   designing   for   disabled   people.   You   should   request   information   on   their   completed   projects   and   references   from   satisfied   customers.  

 

Fee  agreements  for  your  advisors  should  be  carefully  considered  and  you   will   need   to   be   clear   that   your   consultants   have   budgeted   for   the   feasibility,   design   and   construction   phases   of   your   project.   This   should   include   regular   site   visits.   They   should   be   able   to   provide   a   fixed   price   quotation   for   their   services   with   an   hourly   rate   agreement   for   any   additional  and  unforeseen  input.  Your  commissioning  letter  should  confirm   the   terms   and   conditions   of   what   you   expect   from   them   including   when   payments  are  due.  

 

You   should   engage   your   Architect,   Engineer   and   Quantity   Surveyor   at   an   early   stage   to   assist   you   with   selecting   and   bidding   for   your   plot.   A   few   useful  phone  calls  and  basic  sketch  and  cost  plans  might  be  secured  for  a   nominal   fee   on   the   basis   that   they   will   secure   the   live   project.   You   may   need  to  bid  for  number  of  plots  before  you  are  successful.  

 

Above  all,  choose  people  you  trust.  You  will  be  working  with  them  for  quite   some  time  to  deliver  your  most  valuable  material  asset!  

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Finding  and  buying  a  site  

 

The  site  could  be  your  biggest  cost,  especially  in  a  popular  suburb  in  a  large   city.   Whilst   you   can   have   preliminary   discussions   about   finance   with   the   mortgage  lenders  and  other  people  or  organisations  who  might  be  involved   in  developing  your  new  home,  not  much  can  happen  until  you  have  a  plot   in  prospect.    

 

You  can  identify  plots  from  a  number  of  sources:    

• Property  you  already  own,  for  instance  your  garden  

• House  plots  for  sale  on  the  open  market  (with  planning  permission)  

• Direct   negotiation   with   an   owner   having   identified   land   in   your  

preferred  location  

• Serviced  plots  for  sale  within  a  larger  development  

• Local  Authority  land  sales  

• Housing  Association  land  sales    

• House-­‐builders  and  Developers  (who  sometimes  sell  surplus  land  stock)  

• Private  landowners  and  trusts,  who  make  land  available  for  projects  of  

local  worth  

• Land  finding  agents    

• Architects  or  other  consultants,  who  may  have  local  knowledge  of  land  

being  sold    

The   process   of   identifying   a   residential   plot   for   sale   is   very   similar   to   identifying   houses   for   sale   and   you   will   be   searching   the   same   websites,   estate  agents  offices  and  newspapers  as  you  would  do  for  a  house  search.   There   are   many   websites   and   publications   dedicated   to   the   self-­‐build   industry.  

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The  internet  is  a  particularly  useful  tool  for  identifying  suitable  land  parcels   and   conducting   your   elementary   research   into   local   house   prices,   confirming  planning  policies  and  identifying  available  house  plots  for  sale   on   the   open   market.   A   simple   study   can   save   a   lot   of   time   and   effort   in   your   search   for   a   plot.   You   can   quickly   gather   enough   information   to   eliminate  a  plot  as  a  possibility  for  your  self-­‐build  or  decide  that  it  is  worth   pursuing.*  

Key  issues  to  consider  are:  

• Location  (is  this  somewhere  you  would  want  to  live?)  

• Surrounding  environment  (what  is  over  the  fence  and  across  the  road?)  

• Natural  Features  (are  there  trees,  watercourses  etc?)  

• Access  (does  it  have  direct  access  to  the  public  highway?)  

• Land  contours  (is  it  too  steep?)  

• Site  capacity  (can  it  accommodate  my  requirements?)  

• Local  house  prices  (how  much  could  my  home  be  worth?)  

• Amenities  (where  are  the  schools,  doctors,  supermarkets  etc?)  

• Transport  links  (where  is  the  railway  station  and  bus  routes?)  

• Planning  status  (does  the  plot  already  have  planning  permission?)  

• Utility  connections  (can  I  connect  to  the  sewers,  gas,  electric  etc?)  

• Previous  use  of  land  (e.g.  contamination?)  

 

Unless  you  are  in  the  fortunate  position  to  already  own  suitable  land  you   will  need  to  bid  for  your  plot,  as  you  would  do  for  a  house  on  the  market.   The   offer   price   will   be   determined   by   the   size   of   proposed   house,   your   development  cost  assumptions  and  your  enthusiasm.  

 

Planning   permission   is   vitally   important   and   your   self-­‐build   mortgage   provider  is  going  to  require  confirmation  of  this  before  committing  funds  to   your  project.  Many  plots  are  sold  with  the  benefit  of  planning  permission    

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and  the  vendor  should  be  able  to  provide  you  with  their  detailed  plans  in   this   circumstance.   You   can   confirm   the   planning   status   of   land   with   the   relevant  Local  Authority.  

 

Land   valuation   is   a   critical   issue.   The   plot   may   be   offered   for   sale   with   a   guide  price  and  your  self-­‐build  mortgage  provider  will  need  to  be  satisfied   that   your   offer   price   is   consistent   with   its   market   value.   This   can   be   determined  with  reference  to  recent  land  transactions  in  the  locality  or  by   estimating  the  sales  price  of  the  proposed  house,  deducting  an  estimate  of   your  total  development  costs  and  using  a  proportion  of  this  residual  sum   for  land  value.  Self-­‐build  mortgage  providers  are  likely  to  appoint  their  own   Chartered  Property  Surveyor  to  satisfy  themselves  about  the  market  value   of  the  chosen  plot.  

 

Your   form   of   purchase   contract   for   the   plot   has   to   be   very   carefully   considered   and   will   be   drawn   up   by   your   Solicitor   who   should   have   extensive  property  experience.  In  submitting  an  offer  for  the  plot  it  should   be   worth   considering   the   following   specific   preconditions   for   purchase   albeit  a  vendor  may  not  be  prepared  to  accept  these:  

 

• Subject   to   securing   self   build   mortgage   finance   specific   to   your  

requirements  

• Selling  your  existing  home  

• Undertaking  a  site  investigation  (if  not  available  from  the  vendor)  

• Securing  statutory  approvals  (if  these  are  not  already  in  place)  

 

Once   you   have   purchased   the   plot   you   will   need   to   put   in   place   suitable   insurance   and   you   may   wish   to   consider   what   site   security   should   be   established   to   prevent   unauthorised   occupation   and   fly-­‐tipping   for   example.  

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Working  out  the  design  

 

Your  Architect  will  be  responsible  for  helping  you  decide  what  design  ideas   will  work  for  you,  drawing  up  a  sketch  plan  and  then  developing  it.  You  will   begin   to   get   a   good   idea   of   what   you   want   once   you   have   seen   the   sketches.  The  designer  should  not  push  you  into  a  decision  but  should  offer   suggestions  that  get  the  most  out  of  the  building  for  you.  If  you  want  to   visualise  the  building  look  for  existing  houses  that  you  like.  If  you  have  an   Occupational   Therapist   it   can   be   useful   to   involve   them   in   the   design   process,  both  to  help  you  think  through  your  current  and  future  needs  and   also  to  establish  if  there  are  particular  aids  or  adaptations  that  should  be   incorporated.  

 

Note   that   the   self-­‐build   mortgage   provider   will   closely   scrutinise   your   proposals  to  ensure  that  the  expected  market  value  of  your  home  is  going   to   exceed   your   total   development   costs.   You   will   need   a   valuation   by   a   Chartered  Property  Surveyor  to  ensure  this.  You  will  also  want  to  check  the   value  of  the  proposed  house  again  when  you  are  ready  to  build,  to  make   sure   the   value   has   not   changed   either   because   of   changes   in   property   values  or  changes  in  your  design.      

 

Construction   (Design   and   Management)   Regulations   2007   may   apply   to   your  project  and  this  may  necessitate  designating  a  team  member  to  the   role   of   Planning   Supervisor   who   will   take   responsibility   for   identifying   construction  and  operational  risks  within  the  evolving  building  design.  Your   Architect  will  be  able  to  advise  and  may  be  qualified  to  undertake  this  role.   This   will   need   to   be   confirmed   at   the   early   stages   of   design   and   will   be   dependent   on   various   factors   including   the   value   and   duration   of   the   works.  *  

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Developing  the  design  and  getting  

planning  consent  

 

You   will   need  Full   Planning   Permission   before   you   start   to   build.   This  

covers  the  appearance,  size,  number  of  rooms  and  location  of  the  building   as  well  as  its  effect  on  the  local  environment,  including  your  neighbours.      

You  should  engage  with  the  Local  Authority  Planning  Department  as  early   as  possible  and  secure  confirmation  of  the  acceptability  in  principle  of  your   proposal   with   reference   to   existing   planning   policies.   They   may   have   special   requirements   such   as   restrictions   on   types   of   building   materials,   height   restrictions   or   a   fundamental   objection   to   residential   use   on   your   chosen  plot.  If  you  are  looking  to  adapt  an  existing  design  what  changes  are   going   to   be   acceptable?   Permission   is   likely   to   take   at   least   two   months   from  the  time  you  submit  your  planning  application.    

 

When  you  have  an  agreed  sketch  design  the  architect  can  then  finalise  the   site   and   layout   plans   and   agree   the   external   materials   and   finishes   to   be   used  on  the  house.  They  will  undertake  this  task  in  conjunction  with  your   Engineer  and  Quantity  Surveyor.  Your  Architect  can  then  apply  to  the  Local   Authority  for  planning  permission.  

 

Finalizing  the  design  and  getting  the  

building  warrant  

 

Once  you  have  secured  planning  permission  the  Architect  can  complete  the   building  design  drawings  and  specification  and  apply  for  Building  Warrant.    

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This  has  to  be  secured  before  construction  commences.  It  covers  a  variety   of   detailed   considerations   including   structure,   energy   performance,   drainage  and  ventilation  and  is  required  to  ensure  that  your  design  satisfies   statutory   design   standards   This   consent   takes   6-­‐8   weeks   to   obtain   from   submission  of  the  application.  The  drawings  produced  by  the  Architect  and   Engineer  for  the  Building  Warrant  application  will  be  used  for  construction.      

The  Local  Authority  as  part  of  the  Building  Warrant  submission  will  require   your   Engineer   to   provide   structural   design   certification   and   an   Energy   Performance   Certificate   will   be   required   following   completion   of   the   building  to  give  information  on  energy  usage.  

 

Your   mortgage   provider   is   likely   to   insist   on   a   comprehensive   structural   warranty   being   put   in   place   to   cover   the   costs   of   rectifying   structural   problems  and  this  will  run  for,  typically,  10  years.  The  cost  of  a  structural   guarantee  will  vary  but  is  generally  based  on  the  size  of  the  house  and  the   construction  materials.    It  does  not  cover  you  for  non-­‐structural  problems   like   leaky   roofs   or   poor   plumbing   but   more   comprehensive   warranty   packages   are   available   through   commercial   organisations   such   as   the   National  House-­‐Building  Council  (NHBC).  *  

 

Your  Engineer  should  ensure  that  all  agreements  have  been  secured  with   the  utility  providers  to  ensure  that  your  home  can  be  provided  with  water,   electricity,   and   telecommunications   and   at   what   cost.   Equally   important   will  be  securing  permission  from  Scottish  Water  to  connect  to  the  sewage   pipe  network.  Mains  gas  connections  are  not  always  available.  

 

Any  changes  you  make  to  the  design  during  the  construction  process  may   require   an   amendment   to   the   Building   Warrant   that   could   lead   to   time   delays  and  cost  increases.  

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Choosing  a  builder  and  drawing  up  a  

contract  

 

Your  Project  Manager  will  invite  Building  Contractors  to  tender  (this  means   quote   a   price)   for   the   work   based   on   the   detailed   drawings   and   specification   completed   for   the   Building   Warrant   application   process.     Alternatively  they  may  leave  this  detail  for  later  but  provide  details  of  the   essential   criteria   and   specifications   for   the   house   and   agree   amounts   of   money  to  be  included  for  you  to  spend  on  the  fitting  out  of  the  house  (e.g.   kitchen   and   bathroom   fittings).     The   Project   Manager   will   write   up   the   conditions  of  the  building  contract,  setting  out  how  long  the  works  should   take  and  when  payments  are  due.    Your  Project  Manager  will  send  these   documents   to   a   number   of   Building   Contractors   who   will   then   quote   for   undertaking  the  work.  

 

When  the  tenders  come  back  you  choose  which  to  accept,  if  any.  If  you  are   not   impressed   with   any   of   them,   you   can   always   reject   them   all,   or   negotiate  a  better  price.  You  may  need  to  review  your  budget  and  possibly   making   changes   or   compromises   to   your   specification   as   budget   costs   become  tender  prices.  Once  you  have  chosen  a  Building  Contractor  you  will   need  to  form  a  contract.      

 

Issues  to  consider  at  this  point  are  the  form  of  contract  to  use  bearing  in   mind   that   you   may   be   entering   into   a   six-­‐figure   commitment   with   a   Building   Contractor;   a   standard   form   of   Scottish   Building   Contract   is   available.   It   would   be   advisable   to   take   advice   at   this   stage   from   your   Solicitor  too.  You  will  need  to  carefully  consider  the  warranty  to  be  offered   by  the  contractor,  the  inclusion  of  a  retention  sum  for  defective  work  and   penalties  for  late  completion.  You  will  need  to  be  satisfied  that  the  written    

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specification  and  detailed  drawings  match  your  expectations  and  these  are   fully  understood  by  your  proposed  Building  Contractor.  

 

You  will  want  cost  certainty  and  a  tightly  defined  contract,  backed  up  with   a  full  technical  information  pack  should  enable  you  to  secure  a  fixed  price   tender  from  reputable  Building  Contractors.  This  should  ensure  that  your   home  is  delivered  on  time  and  on  budget.  

 

Once   you   own   the   land   and   the   building   contract   is   signed   the   actual   construction  of  the  house  can  begin!    

 

Building  the  house  

 

Ensure  that  your  builder  has  made  allowance  for  sufficient  security  during   the   contract;   material   thefts   and   wanton   vandalism   could   lead   to   time   delays  and  cost  increases.  

 

The  Project  Manager  will  now  administer  the  contract  fairly  between  you   and  the  Building  Contractor,  inspect  the  work  to  ensure  it  is  done  correctly   and   certify   how   much   should   be   paid   at   what   stage   unless   you   have   specified   dates   for   set   payments   to   be   made.   Any   problems   that   arise   during  contract  should  be  addressed  to  the  Project  Manager  who  will  keep   control  of  the  works  and  keep  you  informed  of  any  material  changes  that   could  lead  to  additional  costs  or  time  delays.  

 

Your   contractor   should   have   responsibility   for   liaising   with   the   Local   Authority  Building  Control  function  and  will  arrange  for  regular  inspections   to   be   undertaken   at   key   project   milestones   to   confirm   that   the   house   is   being   constructed   according   to   the   approved   design.   A   Completion   Certificate   will   be   issued   once   Building   Control   have   carried   out   a   final  

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inspection  of  your  house  and  this  will  be  required  before  you  move  in.    

Once  all  these  stages  are  complete,  the  next  thing  you  do  is  to  move  in  and   enjoy  it.  Your  home  is  finished!  

 

Another  option:  ‘Design  and  build’  

 

There  is  another  increasingly  common  way  to  get  a  house  built  to  your  own   specification  and  it  is  worth  mentioning  here.  It  differs  in  some  details  from   the   traditional   process   described   above,   but   essentially   follows   the   same   stages  and  requires  the  same  permissions  but  simplifies  the  process  for  the   prospective  self-­‐builder.    

 

A  Building  Contractor  can  be  appointed  to  ‘design  and  build’  a  house.  This   means  the  Building  Contractor,  not  the  Architect,  is  responsible  for  much   of   the   design   of   the   house   as   well   as   for   overseeing   its   construction   and   this   method   simplifies   the   procurement   process.   However,   it   also   leaves   you  less  in  control  of  the  detailed  specification  of  the  house  and  means  you   will  need  to  get  all  the  specification  details  like  heights  of  window  sills  and   fixtures  sorted  out  at  the  beginning  of  the  process.  Your  Builder  becomes   your  single  point  of  contact  for  all  design  and  construction  issues.  

 

There  are  some  different  ways  to  approach  design  and  build:      

• Find   a   Building   Contractor   who   has   a   standard   design   you   can   adapt  

and  use,  and  negotiate  with  them,  through  your  Architect,  to  build  to   your  specification    

• Get  the  project  to  Planning  Permission  or  Building  Warrant  stage  and  

then   have   the   Architect   help   you   tender   the   rest   of   the   work   to   a   Building   Contractor   as   a   design   and   build   project.   They   then   take   the  

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design  and  specification  of  the  project  from  that  point  to  completion.  

• Find   an   Architect   or   Architectural   Technologist   to   work   with   you   to  

draw  up  a  house  and  site  layout  and  essential  specification  items  and   then   to   tender   for   a   ‘design   and   build’   contract   where   the   successful   Building   Contractor   will   then   do   the   detailed   drawings   and   apply   for   planning  permission  and  building  warrant.    

 

The   help   of   an   Architect   adviser   is   still   recommended   to   make   sure   the   process   runs   smoothly   and   the   contract   is   administered   properly.   The   Architect  can  act  as  an  independent  inspector  of  the  work  in  progress  and   keep  you  informed  at  each  stage.  

 

Finally…  

 

If   you   have   read   through   these   points   and   think   designing   and   building   your  own  home  may  be  the  right  thing  for  you,  then  talk  to  an  adviser.  You   might   want   to   discuss   your   ideas   with   a   housing   adviser,   Occupational   Therapist  or  an  Architect.  There  are  a  lot  of  factors  to  weigh  up  and  it  is  a   big  step  to  take  but  designing  and  building  your  own  home  could  be  the   best   solution   to   your   needs   and   it   can   be   extremely   satisfying   when   it’s   finished!  

             

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*Further  information  Sources  

 

There  is  a  plethora  of  information  available  to  assist  the  prospective  self-­‐ builder   and   the   following   websites   are   suggested   starting   points   for   your   research.  

 

Grant  funding  

 

Grant  funding  available  will  be  available  from  a  range  of  sources  and  it  is   subject  to  frequent  change  –  the  Scottish  Government  website  can  provide   detailed   information   relating   to   national   policies   on   housing   provision,   energy  reduction  initiatives  and  regeneration.    

www.scotland.gov.uk  

 

Choosing  Consultants  

 

-­‐Architects  

 

http://www.rias.org.uk  

 

-­‐Engineers  

 

www.ice.org.uk  

 

http://www.istructe.org    

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-­‐Surveyors  (Quantity  and  Property)    

http://www.rics.org  

 

-­‐Solicitors  

 

http://www.lawscot.org.uk  

 

-­‐Accountants  

 

http://www.icas.org.uk  

 

Plot  finding    

Please  note  that  these  are  websites  for  commercial  organisations.  

 

www.rightmove.co.uk  

 

http://www.buildstore.co.uk  

 

Warranty  products    

Please  note  that  this  is  a  website  for  a  commercial  organisation.    

http://www.nhbc.co.uk  

 

Health  &  Safety  issues  

 

http://www.hse.gov.uk  

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Contacts

   

Housing  Options  Scotland    Tel:  0131  247  1400  

The  Melting  Pot     Fax:  0870  123  1597    

5  Rose  Street       Email:  info@housingoptionsscotland.org.uk  

Edinburgh         Web:  www.housingoptionsscotland.org.uk  

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