How to avoid disruptions to your self build

With impeccable timing, the Polish builders down the street completed exterior works on their major renovation just before autumn arrived. The project – a corner property a dozen dog-walking steps from my own – had provided daily interest all summer.

Originally a rather tired, three-storey detached house, the renovation involved a major reconfiguration internally, two extensions and a self-contained annexe at the rear. It meant rebuilding the roof, knocking through on every elevation and even excavating a small basement to act as a plant room. In other words, not far off a complete re-build.

It was clearly a well-run site, boarded up quickly and relatively quiet, even though the builders arrived early, worked late and squeezed in every allowable minute of weekend working. But what really impressed me was the way all the weather-vulnerable work was done and pretty much dusted within hours of a so-so summer turning into wet, blustery autumn.

Was it meteorological foresight? Superb planning? Or just blind luck? Selfbuilders, of course, can do with generous dollops of all three. Housebuilding is notoriously vulnerable to disruption. Thorough research and careful planning can minimise it, but smooth running can never be guaranteed. Here, then, are the top 10 most common disruptors to your project – and how to deal with them.

1: Plot sourcing

The most serendipitous part of self build. You may spend years searching for your ideal site or location. Or you could find both on your first visit to our PlotBrowser website. To avoid missing that dream opportunity, ensure your finances are broadly sorted before starting a serious search. That can be a lump sum in an easy-access savings account or an agreement in principle from a self build mortgage lender. If you’re selling an existing home, Buildstore’s Accelerator mortgage will allow you to remain in it until your new build is complete.

2: Planning permission

Once your application has been submitted, the local planning authority has three weeks to consult publicly and up to eight to make a decision. But don’t count on that timetable. Planners can be notoriously arbitrary and hard-pressed departments often request further time. Use any delay to gather information on likely objections to your plans, via neighbours’ comments and informal calls to the planning officer handling your application. Investigate, too, likely contractors, ideally those recommended by your architect, family or friends or who have built similar designs to yours.

3: Trees

Check that any trees on your plot won’t affect the foundations. Broadly speaking, the extent of a canopy reflects the root spread below ground. Trees with Tree Preservation Orders (TPOs) cannot be removed without planning permission. Ensure any necessary removals are part of your planning application.

4: Getting out of the ground

Trial pits and structural engineer’s test borings can give a broad picture of your plot’s ground conditions, but the full details won’t be clear until the foundations are dug. With conventional metre-deep concrete foundations odd patches of soft or made-up ground can be bridged. Larger areas, however, may need extra-deep fountains or even piling, which will add significantly to costs. This could be an early use for your contingency fund.

5: Bad weather

Concrete can’t be poured or mortar used in temperatures below 2C. The same goes for plastering and painting. Persistent rain will fill foundation trenches, which may need to be pumped out. Arrange dry storage for materials on site – perhaps by building a detached garage first – and ensure fresh brick and blockwork is covered. Otherwise, keep an eye on the forecasts or aim to build in dry, clement months (whenever they are).

6: Stage payments

Self-build mortgage loans are typically part-paid in arrears, as significant build stages are reached: for example, on completion of foundations, erection of walls to roof level etc. Payments, however, depend on valuations by the lender’s surveyor, and may not always cover the total cost of the stage completed. Things should even out over the course of the build, but your contingency fund or short-term borrowing arrangements should be in place to cover temporary shortfalls.

7: Second fix fandango

This is finishing touch time when kitchens, bathrooms, doors and radiators are all fitted in what can seem like a mad rush, leaving little time for second thoughts. Everything from light switches to door handles needs to be chosen ideally at the design stage, and on site, ready for fitting. Otherwise you’ll waste the time, and cost, of tradespeople or be obliged to use whatever is available at local builders’ merchants.

8: Delivery delays

Always check delivery times, especially with items from abroad or customised orders, which may need adjustment or re-ordering once seen on site.

9: Professional checks

You may have carefully chosen a particular item – a boiler, heating system, lighting system or front door – but check in advance that your contractor or subcontractors know how to install it. Don’t assume that the average jobbing subbie will be familiar with the intricacies of underfloor heating or photovoltaic panels. If there’s any doubt, book a specialist early and stay in touch to ensure they’re available when needed.

10: Drains

The easiest and cheapest form of drainage is to connect to an existing neighbourhood drain. If this is approved by your local Building Control department, do double check. Building inspectors can change their minds once builds are underway, deciding, for example, that a new connection to the nearest public sewer is more suitable. Or that a steep fall from your property requires an especially deep backdrop manhole on your boundary. Both options can involve considerable extra expense.

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