FAQ
If you’re considering self building, this guide outlines all the practical considerations for planning, alongside the options available to you, ensuring you’ve got all the information to hand to embark on the journey of building your own home.
What is a Self Build Project?
Self build refers to when an individual commissions a house to be built on a piece of land that they own to live in. Self build usually encompasses a process where the would-be homeowner has control over the build, and can work with an architect, architectural technologist or design and build team to create a home that fits their specific requirements.Â
Self builders choose to be much more involved in the creative process than those who choose a custom build, taking part in the design stages, choosing tradespeople and deciding on finishes without the limiting scope of a developer’s involvement.Â
Is Self Build Right for Me?
It would be unfair to say there aren’t any restrictions for a self builder – budgets and constraints by the local planning office can often jolt a project off kilter – but in terms of the layout, location and look, self build is all about building a home that’s right for you. Not buying something someone else has built that doesn’t quite hit the mark: not enough bathrooms, box room bedrooms, no separate office. All things you have to compromise on when buying an already built house.
And that’s why people choose to self build. For some, it can be the best way to live in the type of home that’s out of reach financially (building your own means you’re effectively avoiding having to pay the developer’s profits). You might like contemporary builds but aren’t keen on developer estates, or you might want to live in a cutting-edge sustainable home.
How Much Does it Cost to Self Build?
How much does it cost to build a house? A question that doesn’t have a simple answer. You’ll need to keep in mind that every self build house is different. However, one way to measure a potential cost is to look at a breakdown per square metre. On average, it will cost between €1,200 and €3,500/m² to build.
There are some key considerations which will affect which end of the scale your build sits, including:
- Location: Not only do land prices vary across the country, but the cost of labour does also. Building in London, as just one example, will come with a premium in plot and labour.Â
- Size: Largely, the bigger the house the more expensive, however, in some instances, economies of scale can work in your favour to reduce the cost per square metre. Â
- Plan, shape and layout: The more complex your layout, the more expensive the build. A simple, square build will be the least expensive.Â
- Number of storeys: While you’d assume that building more storeys would add significantly to your build cost, it can actually reduce your overall cost per square metre, as additional storeys don’t require the same expense on foundations for all the additional space it creates.Â
- Specification: Basic, standard products are easier to source and fit. Anything bespoke or requiring specialist installation will add to your costs.Â
- Involvement:Â The more people you employ on your build, the higher the costs. What parts of the project are you willing, and importantly able, to contribute to?
How Much Profit Could I Make on a Self Build?
A self build project could make as much as 25% profit in the final value of the home in relation to the build costs.
Is Self Build Cheaper Than Buying?
As previously mentioned, the average profit on a well-managed self build project is 25%, meaning you’ll get more house for your money if you build rather than buy.
However, self build mortgages are less widely available, meaning there may not be products offered to suit everyone’s financial situation.
This may mean that traditional self build routes require time and financial input that is unfeasible for many first-time buyers.
How do you Fund a Self Build?
You’ll need access to money to buy a building plot, to pay for professional services such as architectural designers’ fees and any site surveys required, and to fund the build itself.
The money may come from savings, equity in your existing home, through a self build mortgage or a combination of all three.
There are several banks in Ireland who provide formal facilities for self build finance so you’ll likely need to approach a specialist provider.
How to Find a Self Build Plot
Your should be proactive in trying to find land. Explore the local area, visits auctions, and use word of mouth to let friends and family know you’re looking for a plot, as you never know what this will turn up.Â
When assessing your plot, look out for:
- planning permission that has expired, or is about to expire
- any access issues
- any covenants
- services — are they already in place?
- title deeds — make sure these deeds are ‘absolute’ rather than ‘possessory’ or negotiate on the plot price accordingly
Which Self Build Route to Choose?
Worried you don’t know much about construction? Don’t let that put you off. You don’t need to know the ins-and-outs to be a successful self-builder. Only around 40% of self builders actually manage their own projects, with the rest using builders or package companies to run it on their behalf.
While the majority of projects are made up of a main contractor and subcontractors, self-managed overall by the would-be homeowners, this isn’t the only option for your build, and depending on your budget, and even your own skills, it may not be the best fit for you.
A professionally managed build may call on a project manager to oversee the site and schedule. The benefits of this are not only the experience of someone who manages builds for a living who may be able to predict any potential pitfalls, taking the responsibility off busy homeowners, but also providing a little distance between the self builders and the house during the construction process — helping to manage conflict on the site (and with neighbors).
Other options include package builds and custom build, which use experienced companies to manage the build, find tradesmen and look after the site from start to finish.
Finally, if you have comprehensive building skills, you may choose to take on the build as a DIY project. Bear in mind your home is still subject to Building Regulations and certain elements will be required to be installed or signed off by a competent person.
Do I Need Planning Permission to Self Build?
When you self build, you’ll have to apply to your local authority for planning permission.
Self Build and Building Regulations
All new homes need to adhere to the Building Regulations, and as such, a building inspector will visit at key stages of the build to inspect the work and ensure it complies.
The build will usually need to be inspected at the following stages during a self build:
- excavation for the foundations
- pouring concrete for building foundations
- building the oversite
- building the damp-proof course
- drainage
- a visit prior to completion
- a final visit on completion
How to Find a Team for Your Self Build
You can establish contact with and line up a builder, main contractor, package company and/or subcontractors during the design and planning processes, but you won’t get an accurate quote for the work until your Building Regulations drawings have been finalised.
One of the best ways to find a builder and/or subcontractors is through word of mouth — ask your designer, friends, family or neighbours who’ve undertaken projects, and anyone else you know locally who’s built their own home, for recommendations.
Much like finding a designer, choosing a builder requires plenty of research. It’s best to meet with them to discuss your project and to ask them to quote. It’s also a good idea to visit a project they’ve completed and to talk to previous clients.
The best builders and subcontractors will be booked up months in advance, so it pays to start your search as early as possible.
How Long Does it Take to Self Build?
The time your build takes will depend on the construction method you choose. Some modern methods of construction, particularly those that are made offsite, require less time than traditional block construction. On average for a typical two-storey, three-bedroom house, you’re looking at around 40 weeks, while some methods, such as structural insulated panels, can reduce this timescale by as much as eight weeks.
