1. Where to start?

You need to know your budget to cover the following:

(i) the cost of the plot, to include planning permission and building warrant fees

(ii) site investigation

(iii) design fees

(i) The most difficult step is sourcing a plot. Prices vary subject to planning permission and building warrant. Planning permission may be Outline (indicating if a house or bungalow and giving a size guide) or Detailed (for a specific design). If the plot does not have this, check with your local planning office as to the likelihood of it being granted. This involves cost for a planning application (rates vary) and building warrant (rates on a sliding scale). The application may take from 6 weeks upwards for approval. Check with your planning office. Once planning is proved you need building warrant approval before starting construction. This requires a full set of design drawings.

(ii) Site investigation costs vary. Contact a local engineer/surveyor for advice on this.

(iii) Design fees vary. Ask an architect or architectural technician for a quotation before committing yourself.

2. Build Finance?

A number of building societies and specialist lenders have finance packages for self-builders. Although SPRUCE does not arrange this for you, we can recommend reputable sources.

3. Where will I find a plot?

There are internet companies specialising in plots for sale. Also try estate agents & solicitors; advertise for a plot and check classifieds in local newspapers. Local authorities occasionally sell serviced plots. Drive through the area you want to live, look for farms/houses with large gardens and ask owners if they will sell a plot.

4. If I find a plot, but I’m not sure who owns it, where can I find out?

Information on ownership of any piece of land may be obtained through:

In Scotland: The Keeper, Registers of Scotland, Meadowbank House, 153 London Road,Edinburgh EH8 7AU. Telephone: 0131 659 6111 Ext: 3146

In England: The Information Centre, HM Land Registry, 32 Lincoln’s Inn Fields, London WC2A 3PH Telephone: 0207 917 8888

5. What size of plot do I need to build the house I want?

Local authority planning offices will advise on this. As a guide, an average 4-bedroom house of 1830ft² (170m²) should sit in a minimum of 1/10^th acre, which equates to a plot 13metres x 30metres (44ft x 99ft). The bigger the floor area the bigger the plot. Your local planning office will advise on specific requirements.

6. What do I do once I have found a plot?

Check its physical dimensions and availability of services; gas, water and electricity. Employ a lawyer to purchase. He will check for any future planning affecting the value; any history of mine workings or flooding and any restrictions. Check planning conditions with the local authority. OPP = outline planning permission, DPP = detailed planning permission. Clarify which, if any, apply. If no ground report is available, employ a local engineer/surveyor to determine ground conditions and required type of foundations.

7. Who can help secure planning permission and building warrant?

An architect/technician will secure detailed planning permission and building warrant approval. This details external finishing material, heating type, electrical fittings and electrical/mechanical ventilation. SAP calculations give property insulation values and will be required to fall within building control guidelines. An appointed architect/technician should provide this. Structural engineer’s certificates are required for the timber frame element and for supplied roof design. Spruce Timber Frame will provide this with all of our kits. Fees payable to the local authority for planning permission and building warrant will vary, but should be £250 - £300. Building warrant fees, calculated on a sliding scale, vary from £500 to several thousand. Please consult your local planning office for specific information.

8. What can SPRUCE supply?

9. At what stage do I pay for SPRUCE services?

Normal terms of payment are a deposit of 10% with order and the full balance due 14-days prior to delivery. If SPRUCE is to erect the structural kit, this payment too, is due 14-days prior to delivery.

10. What are the full build costs likely to be?

Spruce does not offer a full build service. As a guide, depending upon geographical location, groundwork’s design and specification of fittings, costs will be £1,000 - £1,500 per metre square of floor area. This is normally paid at key stages of construction. Allow 12 - 18 weeks to build your home, depending upon size and complexity of design.

11. Can I obtain NHBC Certification?

Yes, if an NHBC registered builder constructs the house. Alternatively, self-builders may apply to the NHBC for their ‘Solo’ package. This provides benefits of NHBC registration, ensuring an NHBC surveyor inspects the works at key stages of build. For more information contact NHBC Edinburgh on 0131 313 1001. An alternative to NHBC Certification is an Architect’s Certificate. This requires a qualified architect to inspect and certify key stages of construction and is accepted by most high street mortgage lenders.

12. What is my position with regard to VAT?

VAT is not due on the structural timber frame when SPRUCE supplies and erects, but if we supply a full kit, VAT is payable on roughing and finishing elements. Supply only, of structural or full kits is liable for VAT. All new self-build homes are zero-rated for VAT. We recommend you contact Customs & Excise for details on how you can reclaim VAT.

13. I do not know how to build a house, what options are available to me?

You may appoint a contractor offering full build service or a project manager. Contractors should give a firm quotation for everything from start to finish or any stage in between. Project managers quote a fee for dealing with every aspect of build, including negotiation on materials, tradesmen and ensuring project completion within specific time parameters.

14. How much notice does SPRUCE require prior to delivering the kit?

Normally 6 - 8 weeks, although this is confirmed once an order is placed. You will need to have prepared your foundations prior to delivery.

15. Why should I use timber frame rather than brick and block?

· Leading construction bodies acknowledged timber frame homes are more energy efficient.

· Modern factory manufacturing methods ensure timber is kiln-dried to prevent twisting and warping and is also treated against insect and fungal attack by vacuum chemical impregnation.

· Timber is possibly the only truly sustainable material used in construction.

· Timber frame offers flexibility in design, savings in energy costs and shorter construction time than brick and block.

· Acoustic performance of timber frame party walls exceeds that of masonry by some margin.

· For durability, NHBC records indicate timber frame homes perform better than masonry ones.

· Fire resistance - UK Building Regulations applying to all housing construction, test timber frames to BS476 and exceed requirements. ‘Charring Predictability’ (rate at which material chars) of timber in a fire situation, means building performance is more accurately predicted. Plasterboard lining and fire stops/cavity barriers typically provide further fire resistance.

16. Do I save money through self-build?

Compared to buying from a developer, you can save 20% - 45% of the cost, depending upon variables such as land cost, foundation design and finishings specification. Equally important, self-build provides a home to suit your needs.

17. Useful contacts.