How to build your own house

Build Your Own House

Learn how to build your own house with this tutorial. You’ll learn all the steps you’ll need when building your own house and how to pass home inspections.

Build Your Own House

One of the joys of owning a homestead is being able to start building your life from the ground up (literally). This includes the ability to build your own house that is custom tailored to your family’s needs! While building your own home is an exciting adventure, I wish I’d had a clear step-by-step process of what I needed to consider before construction began. That’s why I’ve compiled this quick step-by-step for how to build your own house.

Step 1. Find and prepare the house site

Find a suitable location on which to build your home. Buy a piece of land if you don’t have one yet. Consider factors like climate, ground stability, availability of utilities and community infrastructure.

Do complete site clearing, down to the ground and 25 feet around intended house perimeter.

Step 2. Construct the house footing and foundation

Dig for footers around your home site and let inspectors check footer trenches. Pour concrete for footers.

Construct footing drain; this will drain water away from the footers and protect them. Construct foundation over the footers. You can use either concrete or blocks. Then, waterproof the foundation all the way up to the finish grade level. Dig holes in the foundation wall for water supply and drainage.

Step 3. Start the plumbing

Call in some plumbers to lay out the basic plumbing lines. For concrete slabs, pipes are laid down that will eventually get covered with concrete.

Step 4. Pour concrete

For concrete slab, install slab foam board insulation and make sure to lay down a 4 inch minimum gravel base for your slab pour.

Install plastic vapor barrier and back it up with wire mesh reinforcement. Pour the concrete slab.

Step 5. Build the framing, siding and roofing

It’s best to bring in carpenters to frame out your house because framing is the basic “shell” of the house, minus siding and roof.

Once you have the house frame in place, install windows and skylights, and then the sheathing and siding.

Complete the roof.

Step 6. Start the interior work

Interior work include having electricians lay out electrical and HVAC (heating and cooling) systems and installing insulations on walls and attic.

Step 7. Working on the flooring, drywall, priming, trim

Now is the time to install unfinished hardwood around your house. If your choice is pre-finished hardwood, then you’ll wait on this until after the drywall is hung.

Hang drywall throughout the house. This drywall will then be mudded, sanded, re-mudded, and finish-sanded. Prime interior walls and place trim, such as crown molding, door casing, etc. Hang cabinets where you want them to be.

Step 8. Painting and finishing the house

Once all the messy work of priming and drywalling is done, it’s time to start painting the house. Paint all the walls and install finishing touches such as pre-finished hardwood and floor tiles. Fix the kitchen and bathroom counters in place.

Complete all plumbing, electrical, and HVAC lines.

Step 9. After construction cleaning and more finishing touches

Now it’s time to do some massive cleaning up after all the construction work you’ve done in your home. Install more finishing touches such as carpeting and/or finishing the as-yet-unfinished hardwood floors.

Step 10. Exterior work and inspections

Exterior work include landscaping. Inspection is a bit of a red tape to your DIY house-building project so call in the appropriate personnels to do this final step.

That’s all, fellow homesteaders! Did you enjoy our tutorial on how to build you own house? Let us know in the comments section below what troubles you had with building your own house. Do you have helpful experience building your own home? Share it with us and we’ll pass it along. We love doing DIY homesteading projects and becoming more self-reliant by learning more about how everything works around the homestead. That’s why Homesteading was created. We want all folks looking to lead a self-sufficient life, either on a homestead or in an urban environment, to come together and learn from each other! Of course, we welcome your help in creating a community of homesteaders. Come and share your homesteading tips and ideas, recipes and expect the best advice on self-reliance and homesteading trials from our team of long-time homesteaders, self-reliant wilderness, and preparedness experts. Want to write for Homesteading? Shoot us an e mail and make sure to stay in touch on Facebook, Twitter, and Pinterest!

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Self build

How to build your own house: a self build beginner’s guide

Bringing your perfect home to life is an exciting venture, but it requires careful planning, organisation and budgeting. Our step-by-step guide will help you #breaknewground and ensure your self build project runs smoothly.

What is self build?

A project is defined as a self build if the homeowner directly organises the design and construction of their new property, according to the National Custom and Self Build Association (NaCSBA).

Fear not – this doesn’t mean you have to shoulder the bulk of the work. Self builders can take on as much or as little as they want; some choose to get their hands dirty with construction while others will order from a package home company.

While self build is more popular in places with masses of space like Austria, Belgium and Scandinavia, around 12,000 self build homes are completed in the UK each year. It’s an ideal route for retirees looking to create their forever home, or growing families who need some extra space, designed around their lifestyle.

Typically, it can take around two years to build a home, from finding a plot to moving in, but this depends largely on the complexity of your project.

So is self build for you? It’s important to do your research and make sure you know what you’re getting into before you embark on building your own home.

While it’s a big commitment of time, money and energy, self building gives you a unique opportunity to create a home that’s tailored around your family’s needs – and it doesn’t have to drain the bank thanks to healthy tax breaks.

How to finance your self build

Arranging finance is the first crucial step in the self build journey. Taking your home from paper to plot in the UK can cost somewhere between £1,000 and £3,000 per square metre, but the final figure will be dictated by the location, scale, design and specification of your dwelling, along with how much of the work you undertake yourself.

There are various ways to fund your self build, from a cash lump sum, to selling your existing home, remortgaging your property or securing a self build mortgage or loan.

Budgeting can make or break your self build so keep your outgoing costs organised in a spreadsheet and make a note of when payments are due. Be strict with yourself – if you choose to make changes to your home’s design during the build process, it will likely leave you out of pocket.

Ensure you add a generous allowance for groundworks too, as complications below ground level, like soil contamination, can be costly.

It’s important that your budget includes a contingency fund of between 10-20% of the total build cost to cover any unexpected extra fees, and remember to consider expenditure for accommodation if you need somewhere to stay during the build too.

Find out which finance route is right for your project:

Finding land for sale

Online plot finding services such as Plot Search can be a great place to start, while you might stumble across a gem at auction or in the property section of your local newspaper.

Keep your eyes peeled for spacious garden plots, infill sites and disused brownfield sites, or to minimise stress, opt for a serviced plot, with utilities connection and planning permission already in place.

This contemporary home was built on a garden plot in Greenwich by Facit Homes

In terms of acreage, a four-bed home can be built on a tenth of an acre, but if you’re building a larger home or want plenty of outside space, aim for a third or even half an acre.

The cost of land usually depends on location, but you should expect to spend between a quarter to two-thirds of the market value of your finished home.

Make sure you sign up to your local Right to Build register too, as it places pressure on councils in England to make more self build land available in your area.

Get inspired and kickstart your plot search now:

How to project manage your self build

The right build route for you really depends on how involved you want to get. Some self builders choose to oversee the running of their project themselves, but it’s important to note that this is a big time commitment – if you work full-time, will you really be able to visit the site twice a day?

For a more hands-off approach, you can enlist a professional project manager, hire a main contractor or let a package home company take the lead if you’ve chosen this kind of all-in-one build service.

You should settle on an option that suits you from the outset though, as it’ll have a considerable impact on your budget.

Full guides on self build project management:

Choosing a self build structural system

Your chosen construction method has a big impact on the performance and appearance of your finished home. The most common structural systems you’ll encounter are brick and block, timber, oak, structural insulated panels (SIPs), insulating concrete formwork (ICF) and thin joint blockwork.

An array of factors come into this decision, from your budget to your design preferences and insulation needs. Consider access to your site too, as some systems are easier to construct than others if you’re tight on space.

If you’re keen to create an eco friendly home, there’s a whole host of natural systems to choose from, including straw bale, rammed earth and even cork.

More on structural systems:

How to design your own house

When it comes to creating a design brief, you can enlist the services of an ARB or RIBA-affiliated architect, architectural technologist or professional designer, or consult a package company’s in-house team.

Designed by Arco2 Architects, this house was planned specifically to minimise its impact on the landscape, and has been built into the sloping site

If you’re feeling creative, you could even try your hand at drawing up your design with a digital program like Sketchup to give your architect a better idea of what you’re after.

When deciding on a design, it’s important to think about the quirks of your plot – the terrain, shape and availability of sunlight – as well as your lifestyle and any accessibility needs.

Check out our guides to creating a beautiful and practical home:

Applying for planning permission

You’ll need to apply to your local council to get planning permission to build your new home and also submit detailed building drawings to secure building regulations’ approval. For a full planning application for a single house in England, you can expect to pay £462.

Some architects and package companies can help guide you through this process, but for more complex cases you can hire a planning consultant.

Various factors can influence planning approval, from the surrounding architecture to the Local Plan and protected species in the area.

Before you apply for full consent, it’s a good idea to organise a pre-application meeting with your local council to assess your chances of success and learn more about your area’s Local Plan.

Upon completion, your self build will be inspected by the council to ensure the conditions on which permission was granted have been met. If not, any work done will be declared illegal.

Navigate the planning process with our handy guide:

Hiring builders and contractors

Bringing tradespeople on board requires plenty of research. It’s a good idea to ask friends and neighbours for recommendations and scour the internet for reviews.

Devise a shortlist to interview in person and ask to see previous projects they’ve worked on and speak to the homeowners. Request a written quote based on tender documents your architect has prepared.

Don’t be tempted to simply accept the lowest figure – a self build is a big commitment of time and money so it’s important to work with reliable, quality trades.

When it comes to drawing up contracts, it’s a good idea to purchase a formal contract template such as the JCT Minor Works.

Your relationship with your builders doesn’t stop there. Throughout your project, it’s important to maintain a good rapport – poor communications can create tension and in the worst cases lead to walkouts.

Follow our expert golden rules for working with tradespeople:

Self build insurance and structural warranties

There’s no guarantee that your builder or contractor will have site insurance, so it’s vital that you arrange onsite cover before works begin. Site insurance should cover risks such as fire, theft and vandalism, injury to workers and members of the public and legal expenses.

Take out a policy with a specialist self build insurance provider such as Self Build Zone or Protek – and remember that policies are usually sold in 12, 18 or 24-month blocks, so put a note in your diary if you need to extend cover.

You should also take out a structural warranty when your project begins, which will cover your home for 10 years if anything goes wrong. The warranty provider will then inspect the build at regular intervals during construction.

If you choose to go with a government-approved building inspector rather than your local authority, they’ll likely offer structural warranties too, reducing the number of inspections required on site.

Warranties can be taken out after your self build is finished but you’ll pay around four or five times more as the insurer won’t have been able to monitor the construction.

Find the right self build insurance for your project:

Getting gas, water and electricity onsite

It’s a good idea to organise services connections – electricity, gas, water, sewage and broadband – as soon as you own the plot to prevent delays later on.

Not only can it take a while for utility companies to get the ball rolling, but water and electricity are essential to have on site during the build itself.

If your self build is a replacement dwelling and your site already has services, you should contact the providers well in advance of demolition to cap these off and arrange reconnections to the new property.

Snagging list

Snagging is the process of identifying defects that need to be rectified at the end of your self build. These small faults could include rough edges, paint marks and sticky windows and doors, and usually only become apparent when your home nears completion.

You should make a list of these issues to present to your builder before you pay the final bill. It’s standard practice for self builders to hold back between 2.5% and 5% of the total build cost until snags are resolved. While it’s commonplace in the industry, it’s important to make sure that this is pre-written into your contracts.

If the work isn’t completed or is unsatisfactory, you then have enough money held back to pay another trade to finish the work.

How to reclaim VAT on a self build

A key financial reason to consider building your own home is the considerable amount of money you can save by reclaiming VAT, which can amount to tens of thousands of pounds.

When it comes to self builds, labour is zero-rated, along with the majority of building materials used. Once your self build is signed off by the council to confirm that it meets planning conditions and building regulations, you’ll be able to claim back VAT from HMRC. Find out which building materials are zero-rated here.

To recover these costs, you must fill out and return form VAT431NB on the HMRC website within three months of your home’s completion. Be sure to fill the application out carefully, as you can only submit this claim once.

Additionally, you can only recover costs if the home you’ve built is intended to be your main private residence. You can’t reclaim VAT if you plan to use your property for business or rent it out – however, using one room as an office to work from home is acceptable.

Steps to Building a House

In this article:

If you can’t find your dream home on the market or if you want to create a home that’s uniquely yours, you might consider building a house. Buyers who decided to build new homes were more likely to say that selecting the floor plan, having everything in the home be brand-new and customizing their home features were among their top reasons.* Before deciding if new construction is for you, you’ll want to learn about the different types of new-home construction and familiarize yourself with the process, from the initial land search all the way to selecting finishing touches.

Typically, when someone says they’re planning to build their own home, they are referring to a fully custom build where they have a say in almost everything (short of items restricted by local laws and zoning regulations). But, in the realm of new construction, there are three different approaches buyers can take:

Spec homes. With a spec home (short for speculative home), a home builder designs and constructs a single-family home without having one individual buyer in mind. Instead, they plan on selling the house to a buyer once it’s finished. Depending on how early in the process you are able to go under contract, you may be able to select some of the home’s final touches, like flooring, kitchen appliances and paint color. Sometimes these homes are listed for sale as “pre-construction.”

Tract homes. With a tract home, a developer purchases a parcel of land and divides it into individual lots. Then, a home builder constructs all of the homes in that planned community. Tract homes can be condominiums, townhomes or single-family homes. Most homes in the community will look similar, and shared amenities are common. Similar to spec homes, you may be able to select some finishes in advance, depending on the timeline.

Fully custom homes. With a fully custom home, you typically find the land on your own then hire a builder to build your dream home. You have total control over the floor plan, layout and finishes, but the process requires a lot of decision-making, attention to detail and disciplined budgeting — custom homes can be expensive.

Since custom homes are the most complex new construction option out there, we’ll spend most of this article explaining the process.

Check your financing options

Once you’ve decided that building a custom home is the right choice for you, the next step is figuring out how you’ll pay for it — and a traditional 30-year, fixed-rate mortgage isn’t an option for custom home construction, at least not at first.

Unless you can pay for the entire build with cash, you’ll likely be looking for a construction loan, which is also sometimes called a self-build loan or a construction mortgage. Getting a construction loan is often more difficult than getting a traditional mortgage, as you’re borrowing money for a concept and not a physical house. You’ll need to provide your lender with a timetable, budget, floor plans, materials needed and extensive details to be considered. Other things to know about construction loans:

Locate the right lot

If you don’t already own the land you plan to build on, you’ll need to shop around for the right lot. A real estate agent can help you identify lots for sale in your area.

As you narrow down lots you like, you’ll want to loop in your architect and builder to make sure the lot you select fits the needs of your home’s floor plan and design. They should be able to help you check zoning laws and restrictions and identify any attributes of the lot that might make it more expensive to build on — for example, a steeply graded lot may require more engineering, or a lot in a remote area may necessitate a septic tank.

Plan and design the home

Figuring out the size, layout and style of your home is a big task, and it can happen before or after the lot is selected, depending on your individual plans. When you’re building a custom home, the sky’s the limit, although you will need to keep in mind your budget and any limitations of your lot. And, if you don’t plan on living in the home forever, consider how design decisions will affect the home’s future resale value.

The professionals on your team will be able to help you home in on the right style and layout, but it doesn’t hurt to get a feel for what you might want in advance. Drive around your area and identify homes you like. Look for interior design inspiration online or research the latest smart home features to see if you think they’re worth the added cost.

Here are a few important design decisions that need to be made early on:

Number of bedrooms and bathrooms. How many people will be living in the house? Is your family growing, or are you downsizing? What about houseguests?

Single story vs. two story or more. Are there mobility issues that should be accommodated? Would a one-story home be easier for those with limited mobility living there?

Outdoor space. How important is outdoor space and how much should you have? The bigger the yard, the more maintenance involved.

Open concept or individual rooms. How open you want your house to be depends on your taste and lifestyle. Individual rooms give a more classic feel, while open concept homes are more modern.

Home style. What aesthetic do you want your house’s exterior to have? Tudor, Cape Cod, craftsman, colonial?

Interior design. Are you partial to modern design, a more traditional look or something in between? If you plan on using the same furnishings you have now, will they match the look of the new home?

Additional features. Think through other features that need to be decided on early in the process, like smart home compatibility, eco-friendly materials or solar panels.

Future resale value. If you think you’ll sell the home at some point in the future, consider the home’s possible resale value. For example, if you add a pool or an upscale kitchen, will your home be priced too high for the neighborhood?

Hire professionals

Building a home isn’t an easy task, and it’s rare to take on the entire project yourself. So, you’ll need to have several different professionals by your side to ensure your home is structurally sound, follows local code and suits your needs.

Home builder

Hiring the right builder can make or break your custom home experience. Choose someone who is not only a licensed general contractor but also has a portfolio of custom homes and success stories in recent years.

To find your builder, you can ask for a referral from friends and family, search online, or ask your real estate agent for recommendations. A good builder will help with:

Architect

In most places, in order to even apply for permits, you’ll need architectural plans. Discuss the following details with your architect before they create your blueprints:

Interior designer

You may also want to hire an interior designer who can help with the finishes once the framing and structural elements are in place. From flooring to bath tiles to fixtures, there are many design choices that need to be made, and it can get overwhelming for the average home buyer. If you do plan on making all the interior design choices on your own, don’t wait until installation time. Start researching finishes and fixtures early so you can set your budget.

Other professionals

In addition to these key players, there are other professionals involved in the custom-home-building process. Many of these people are hired by your home builder or general contractor:

Understand the process of building a house

After the designs and blueprints have been finalized and your permits have been approved, that’s when construction starts and your home begins to take shape, generally following these steps:

1. Land prep
The first step in the construction process is getting the land ready. This includes clearing the area, digging trenches and making sure utilities are installed.

2. Footings and foundation
Your foundation will be made of poured concrete reinforced with steel rods. Depending on the part of the country you’re building in and the design of your home, you may have a slab foundation, crawl space or a full basement. No matter what kind of foundation is poured, it will be sprayed with a waterproofing material and inspected by the city before framing begins.

3. Framing
In the framing step, the bones of the home start to take shape. Framing includes the floor joists, subfloors, studs that form the walls and roof trusses. During this step, the crew will wrap the house to protect it from moisture. If construction is taking place during a rainy time of year, your builder may also install windows, roof shingles and siding during this step.

4. Plumbing, electrical and HVAC
Once the home is “dried in,” subcontractors will start installing the home’s major systems, including plumbing pipes, electrical wiring and heating and cooling ducts. Each of these steps requires signoff from a local inspector.

5. Insulation
Your home’s insulation needs will vary by climate, but in general, insulation will be applied to exterior walls, basements, crawl spaces and attics. Fiberglass, cellulose and foam insulation are all options.

6. Drywall
Drywall panels are hung with screws, taped and mudded, and a spray texture is applied. Then the new walls are primed with paint.

7. Interior finishes
In this step, most of the home’s interior features will be added. This includes doors, baseboards, casings, window sills, stair balusters, kitchen counters and cabinets, bathtubs, vanities, and hard-surfaced flooring. Interior painting and hardwood installation are sometimes done during this step, but they may be done later if there is risk of damage due to continuing construction.

8. Exterior finishes
Driveways, walkways, patios and final grading to direct water away from home will all be completed. Landscaping and exterior decorating happen during this step too.

9. Fixture installation
With the house close to completion, toilets, faucets, light switches, heat register covers, the hot water heater, the electrical panel and the HVAC systems are all installed. Many of these items require another round of inspection. Another task that happens in this step is the installation of glass fixtures like mirrors and shower doors.

10. Flooring installation
Carpet and hardwood flooring are added in this late stage. Make sure to check with your builder on the status of your hardwood finishing process so you don’t accidentally damage them.

11. Final inspection
Once construction is complete, a final inspection will be conducted by a local building official. Upon passing, you’ll receive a certificate of occupancy, which gives you the green light to move in.

12. Final walkthrough
Before you move in, you’ll want to do a final walkthrough with your builder to identify punch list items that need to be repaired for the job to be considered complete. Common punch list items include electrical defects like nonfunctioning outlets, damage to drywall and paint, or missing fixtures.

Skip construction and buy renovated

Building a custom home is a complicated process, and it can take well over a year depending on your location, lot complications, house size, laws and the permit-approval process. Another option is to buy a home that has already been renovated — you get a fresh and updated feel without having to do the work yourself.

*Zillow New Construction Consumer Housing Trends Report 2019

How to build your own house

Written by Alicia Babaee, Consumer Finance Specialist

If you’re going to build your own house, UK wide, you need to prepare for the fact that it’s going to take months, possibly even years, to complete.

No matter how moderate your plans, it’ll be an expensive and stressful undertaking. So building your own home isn’t something you should go into lightly. But, if you’ve ever wondered how to build a house, this guide could help you with your project.

Why build your own house?

If you build your own house it’s likely to end up worth a lot more than what it costs you to construct it – as long the project is managed properly. Technically, if everything goes to plan when you build your own house, you’ll get your ideal home for a fraction of the market price.

Building your own home gives you the freedom to include features that may be impossible or at least very costly to install in other properties. For example, this could include energy efficiency and green features.

If you build your own house, luxuries such as underfloor heating can also be added for a fraction of what it’d cost to install them in an existing property.

Is it cheaper to buy a house or build your own house?

Before you start building your own home, check out your local area to make sure that your dream property isn’t already built and waiting for you.

If you find one that’s a close match, you can work out whether you’d be able to build a replica for less than the asking price of the existing home. If the existing property would need work, then don’t forget to account for renovation costs in your workings out.

If you could build your own version for a fraction of the asking price, it’s worth considering.

Before you plan to build your own house, work out your budget

The costs involved in building your own home can easily spiral out of control if you aren’t realistic.

Make sure you consider the following:

Research the likely costs. This could include land, architects, builders, materials, fixtures, fittings, and everything else you need when you build your own house from scratch

Look at your finances and decide whether you can cope with such a huge financial commitment

Work out ongoing costs, such as if you’ll be able to afford rent or a mortgage while working on the construction.

It’s always a good idea to include some contingency in your budget in case something unexpected happens.

What affects the price of a self-build?

There are several factors that heavily affect the cost of building your own home.

Size: Of course a bigger house costs more to build

Location: Where you build your own house will have implications on the price of land and labour

Your involvement: If you can take on some of the work yourself you can reduce the price of the project

Floorplan: The floorplan, shape and layout of your home will affect the price. Did you know that square floorplans are the most cost-effective?

Storeys: Having several storeys can save money because it uses less land and reduces foundation and roof costs per square metre

Spec: Depending on how premium you want your home to be, the costs can vary significantly.

Get a self-build mortgage when building your own home

Unless you have lots of savings or equity in your existing home, it’s likely you’ll need a self-build mortgage.

A self-build mortgage is specifically designed for you if you’re looking to build your own house.

Unlike traditional mortgages, a mortgage to build your own home, UK wide, usually releases the money in stages. This is so you’re able to pay for land, labour and materials as your build progresses.

It’s also common for self-build mortgages to vary the loan to value (LTV) you’re able to borrow to build your own house. For example, you might be offered 75% of the cost of land, but 85% of the projected building cost.

Not all high street banks offer self-build mortgages, so you might need to talk to a specialist provider.

How much does a mortgage to build your own house cost?

Mortgages for building your own home are often priced slightly higher than standard mortgages.

You’ll also need a sizeable deposit up front before any lender will offer you a self-build mortgage.

Find the perfect location to build your own house

If you’re wondering how to build a house, then finding a plot of land is usually one of the first and often most crucial decisions to make.

Your choice of land will be limited by your budget and the land available. So you’ll need to extend your search as widely as possible if you want to build your own house.

Speak to local and online estate agents, look at property websites and check land auctions as a starting point.

Have a look to see if any developers, farmers or utility companies have undeveloped land in the area. If so, you could contact them to find out whether they’re open to offers.

Choose the right area to build your own house

There’s a good chance that you already have an idea of where you want to live. But it’s still worth doing a bit of investigation before looking at specific plots.

Check sites like POLICE.UK to investigate crime levels

Think about how you’ll get to and from work. If you use public transport, check what areas are best served by rail and bus services

If you have a young family you should also check the local catchment schools.

Consider accessibility

There’s little benefit to having a sizeable plot of land if you can’t access it.

Before buying a plot to build your own house, check that there’s access from public roads. Access will allow you (and construction traffic) to drive onto the site without having to pay for right of access over someone else’s land.

What else you should check about the land on which you’ll build your own house?

To get the right plot on which to build your own house, you’ll need to make sure you ask the right questions.

Is the land on a flood plain?

Is it under a flight path?

Is it close to a rail line or large road?

Are there any planned developments nearby? (property, industrial or otherwise)

Are there are any public rights of way across the land?

Is the plot big enough for your plans?

What are the views like?

Is your property likely to be overlooked by neighbouring homes?

You should also look at the market value of properties in the surrounding area and see how the cost of land compares.

This’ll give you an idea of whether the land’s worth the asking price. It’ll also help you work out whether you’re likely to make a profit if you sell the home later.

Get planning permission to build your own house

Without planning permission, you don’t have a legal right to start construction, so this is a necessary step. Your council could order the destruction of any work at your own cost if you build without getting planning permission first.

Check planning permission rigorously and don’t buy a plot of land until suitable planning permission has been granted.

It currently costs £462 to submit a planning application for a single house in England.

There are two levels of planning permission available. There’s outline planning permission and detailed/full planning permission.

Outline planning permission

This works by granting approval of an outline plan. This means that the plot has permission for a certain type of development to be built on it, but that specific construction plans aren’t yet agreed.

If a plot has outline planning permission, you’ll have to submit a detailed plan for approval before construction can begin.

Note: Outline planning permission is usually valid for three years, before re-application is needed.

Detailed or full planning permission

This is where a full construction proposal has been agreed in detail, for a specific build. This could be for a three-bedroom house or one-bedroom bungalow, for example.

If your plans don’t match the planning permission, you may need to submit further construction plans for approval.

You can use the planning portal website to find your local planning permission office. Through this, you can check details of any planning applications that have already been granted. You can also submit a planning application online.

Once full planning permission is granted, you can start work.

Buy the plot

If you find a plot that ticks all the boxes, you’ll need to put in an offer so you can build your own house on it.

Treat the asking price as a starting point for negotiation and offer an amount you’re happy to pay.

Don’t be afraid to go in with a low price to begin with, especially if you’ve had a mortgage approved in principle. You can always put in a second offer if it’s not accepted.

Stamp duty to build your own house

When building your own home, you only need to pay stamp duty on the cost of the plot itself. You don’t pay any stamp duty on the value of the completed property, unlike when you buy an existing property.

You don’t pay any stamp duty if you buy a plot for residential use for less than £125,000

After that, 2% stamp duty is charged on the next £125,000 (land value £125,001 to £250,000)

After that, 5% is charged on the next £675,000 (land value £250,001 to £925,000)

After that, 10% stamp duty on the next £575,000 (land value £925,001 to £1,500,000)

After that, 12% stamp duty (land value £1,500,001 and above).

The stamp duty threshold has been temporarily increased to £500,000 during the COVID-19 pandemic until June 30, 2021. This means that you will not have to pay any stamp duty for the first £500,000 of the purchase price of your home.

Plan thoroughly

You’ll need to be as specific in your requirements as possible when you do your planning to build your own house. However, you’ll also have to be flexible with how your plans are implemented, to keep your costs down and ensure you stick to your budget.

Think about the following:

How many bedrooms and bathrooms will you need?

Do you need a big garden or are you looking at building an urban sanctuary?

How large should each room be? Would you be happy with a smaller living room in exchange for a larger kitchen, for example?

Find an architect

When you’re building your own home, getting a good architect can be the key to making your dream home a reality.

Having the right architect will mean you achieve the right, one-off design for your self-build home. It’ll also help make the self-build process as stress-free as possible.

Choosing the right architect is important. It makes sense to book initial meetings with several different architects. Discuss your requirements, ideas and plans with each.

You should also look at examples of their past work and, if possible, get case studies or testimonials from previous clients.

Your architect will:

Keep you compliant with building regulations and planning permission

Ensure your house is structurally sound

Tell you what’s possible within your budget

Incorporate unique features that are unavailable in a standard construction

Advise on construction practices and materials

Manage the build project if you want them to.

Choose your team carefully

Every time you have to hire someone to work for you, you’ll pay a premium for their expertise. Choose your team carefully.

Having quality, reliable tradesmen on board will help you make sure your property’s well finished. It’ll also help the build to stay on track and make everything run as smoothly as possible.

One way you could keep the costs down would be to take on some of the tasks yourself. Of course certain jobs are best left to professionals, such as installing the electrics and water system. But there are other jobs that you could take on yourself, like:

You could even on the role of project manager on your site. It’s a demanding job, and you have to have time and patience, but it would save you having to pay someone else to oversee construction.

Getting quotes and making payments

When you talk to tradesmen, ask for:

A price for the whole job

An estimated date of completion for the work required

How many workers are needed (anything additional will be priced extra).

But never go for a builder simply because they give you the cheapest quote. Ask for examples of their work and speak to previous clients to check for quality.

Even where a builder comes on recommendation, you shouldn’t pay the full amount up front. Pay in instalments as this protects you against poor craftsmanship.

If you can, source materials yourself to cut costs. You’re able to shop around for the best price whereas the builder may be tied to a particular merchant.

Get insurance

Before work starts, you may need to get insurance to protect anyone working on site.

There are lots of specialised site insurance policies available for self-builders. If you’re unsure what you need, speak to an independent financial advisor or insurance broker who can help.

Reclaim your VAT

The purchase of building materials for a self-build project is exempt from VAT. This means you’ll be able to claim this back at the end of construction.

This can be a significant sum of money across the duration of your self-build project, easily running into the thousands of pounds. So it’s definitely worth doing.

Need to a loan to fund your renovation or property maintenance plans? Compare affordable loans to keep the cost as low as possible.

Building Your Own Home: a Step-by-Step Guide

Deane Biermeier is an expert contractor with nearly 30 years of experience in all types of home repair, maintenance, and remodeling. He is a certified lead carpenter and also holds a certification from the EPA. Deane is a member of The Spruce’s Home Improvement Review Board.

The Spruce / Adrienne Legault

Homes come in all varieties to fit all needs. Due to the rich choice of existing housing stock, plus the high cost of building a new-construction home, most would-be homeowners buy an existing house. And this is not a bad choice at all. Most houses are durable enough to last for decades, can readily be remodeled, and they have the potential for increasing in value.

Yet new-construction homes have an undeniable allure. A new house can be designed exactly for your needs. It comes with few, if any, hidden problems. Hazardous materials such as lead-based paint and asbestos are non-existent. New advantages are built into the house, and old problems are left out. So, it’s no surprise that most people would choose to build their own home rather than buy an old home if all other factors were the same.

Should You Act as Your Own Contractor?

When you decide to build your own home, it is generally best to do so through a licensed general contractor.

Many states do allow homeowners to act as a contractor for their own home. With this arrangement, you become what is frequently termed an owner-builder. In order to contract out for a large-scale project such as a house (rather than an outbuilding or small, lower-cost building), you need to apply for an owner-builder exemption and to sign the building permit application yourself.

Yet very few people are qualified to act as their own general contractor (GC). Building a house requires you to pull together many strings and make sure that they coordinate in a myriad of ways. Projects and subcontractors have to be scheduled in the correct order, interspersed with numerous municipal inspections. You’ll need to know the building code. Plus, it helps immensely to have a network of subcontractors who you rely on to perform trustworthy work.

The person that does all of that is a general contractor. No general contractor overseeing home construction comes cheap. Most general contractors charge between 10-percent to 20-percent of the overall cost of the home build, and this includes permits and materials. It’s a fee that most amateur home-builders find well worthwhile, especially if they have any tried-and-failed experience at general contracting.

Save enormous costs by reducing overall cost by 10 to 20 percent

More control of timing, especially if the build is a slow, open-ended project

Lose out on the GC’s network of subs

No personal experience with permitting office

Do not receive wholesale discounts

Little know-how of coordinating the steps

Save Money With Sweat Equity

If you are intent on pitching in with your house-build, there is one way to do it: sweat equity in the form of smaller, individual projects.

Late-stage, post-contract projects can be done by the homeowner rather than by the contractor. These late-stage projects are better for do-it-yourself work because you do not risk slowing down the house building project:

9 Quick Tips for Hiring and Working with Contractors

Prepare the Home Site

First, it’s time to get situated—literally and figuratively. Not only are you getting your project straight in your mind and on paper, but you are siting your intended home on its intended spot.

Pour Concrete Footings and Foundation

The building site takes shape with the excavation and installation of foundations and slabs. This work is done by excavation contractors and foundation specialists—an entirely different group of contractors than the carpentry crews that will soon be on-site.

Footings and foundation comprise a large part of your entire house building cost. This means that large payment draws happen soon after the project begins.

Important to Know

Payments to the general contractor happen according to a draw schedule, which the client and contractor agree on in advance. The number and amount of payments vary by the size of the project. While payments do not always correspond to a subcontractors’ work, they often correspond when a major step is involved, such as the foundation, framing, or roofing.

Install Plumbing and Electrical

If you are laying a slab-type foundation, you will bring in plumbers and electricians to rough-in ​some of the services prior to pouring that concrete slab:

Pour the Concrete Slab

Frame, Side, and Roof the House

With the excavation, foundation, and concrete work done, soon you will start to recognize your project as a house. The framing carpenters will arrive to put up the lumber framework for the floors, walls, and ceilings, and then move to the sheathing, siding, and roofing installation. This work can happen with remarkable swiftness. In the space of a week or two, you may suddenly recognize this structure as being a house, complete with walls and a roof.

Install Electrical, Plumbing, and Insulation

Now the interior work on your house begins with the arrival of masons, electricians, plumbers, and HVAC specialists.

Hang Drywall and Install Trim

The interior will begin to look finished as wall and ceiling surfaces are installed.

Paint the Walls and Perform Finish Work

After the messy work of installing the drywall and priming the walls is done, it is time to bring in the painter.

Install the Flooring

Lay down the finish flooring (or floor covering) surfaces throughout the house. Floor covering options include carpeting, hardwood, laminate flooring, ceramic tile, luxury vinyl plank, and engineered wood flooring. This is usually a job for yet another subcontractor, though homeowners can tackle the installation of some sections of the flooring.

Clean up the worksite by putting all acceptable debris into the dumpster. The contractor will hire a company that specializes in cleaning up after construction work.

Final Home-Building Matters

Simply put, everything about it is brand new! A new home will have the most up-to-date technology and energy efficiency, plus you can design it the way you want it, from the layout, picking the colors, flooring, and more.

Building takes time, so you won’t be able to move in right away, and it could potentially take longer to build than projected. There might be some unexpected additional costs that crop up also.

If you’re handy around the house, you can save money by taking on some of the smaller projects yourself. Once the house is built, step in and do the landscaping, and build the patios and walkways. You can also paint the inside and outside of the house, and lay the flooring.