How to build a house
How to build a house
Building your own home allows you to design a home exactly how you want it, in line with your lifestyle and preferences. For many, the process can be incredibly rewarding as you see your vision come to life and realise this long-term investment. Self-builds also offer the opportunity to reduce your carbon footprint and lower utility costs through smart, self-sufficient design.
Although there are undoubtedly many benefits to building your own home, it's important to have a thorough understanding of how to build a house before undertaking such a sizeable project.
There are many steps involved in building a house, including choosing the location for your plot, understanding local planning and regulations, budget planning and sourcing the right professionals. And that's just the planning phase. Once the construction phase begins, there are plenty more considerations, such as site preparation, foundation work and utilities.
It's no small task, and it's essential to prepare for pitfalls along the way, such as design changes, supply shortages and even weather delays.
But don't be deterred. With careful planning and a focus on sustainability, you can create an energy-efficient, future-proof home. This comprehensive guide will walk you through the steps involved in building your dream house, from the planning phase to completion.
Preparing to build your own house
In 2023, around 13,000 homes were self-built in the UK, enough for the self-build sector to rival even some of the larger national housebuilders.
Self-building a house hands control of the entire construction over to you, the homeowner, allowing you to create a custom house that reflects your lifestyle and design preferences.
This advantage, combined with the rising cost of traditional housing options, means it's easy to see why the self-build house concept has grown in popularity.
However, before we go into the details of how to build a house, it's important to be aware of these key considerations for budgeting, funding, finding a plot and designing and planning your self-build home.
Budgeting for a self-build home
First thing's first: you need to set a budget.
Most people's experience of budgeting for a building project will likely be limited to small to medium one-storey extensions. Although some of the cost considerations will be similar, a complete house build is a considerably more sizeable project.
To help you estimate the total cost of your self-build project, we've outlined the main expenses involved in building a home:
· Land costs, including the price of purchasing the land and any fees for transfer and registration.
· Design and planning costs for architectural drawings, planning permission and engineering services.
· Material costs for wood, concrete and roofing.
· Labour costs for contractors and subcontractors (plus any specialist labour required, such as an architect or structural engineer).
· Finance costs, including construction loans and insurance (don't forget to factor in any interest accrued during the build).
Once complete, you'll also need to have some budget set aside for additional costs like utilities and landscaping. Be sure to add some contingency in there, too (we'd recommend about 20% of your total budget).
Pitfalls, such as design changes, supply shortages and weather delays, can quickly eat into your budget, so it’s best to be prepared.
Funding a self-build home
For most people looking to undertake a self-build project, funding is likely their biggest concern.
The most straightforward option for funding a self-build project is personal savings. This route avoids interest payments or debt and gives you greater control over the budget and project timeline. Loans or financial gifts from family or friends are also a viable option, often with flexible repayment terms.
However, few people will be able to finance the entire project solely on personal savings and loans from friends or family.
Fortunately, there are various funding options available for these types of projects, including loans, self-build mortgages and government schemes.
Personal loans are a good way to supplement your funding needs (keep in mind that they typically come with higher interest rates and shorter repayment terms, though). Equally, bridging loans are a useful option for supplementing your funding needs, especially if you're in between selling and buying property. These loans are typically short-term and can help cover the gap until long-term financing is secured. However, they often come with higher interest rates and quick repayment terms.
Despite what you may think, self-build mortgages do exist. With these specialised mortgages, lenders disburse funds in stages as construction progresses, assessing each phase before releasing the next instalment.
Government grants and schemes can also help make building your own home more affordable. For example, you can apply for a Help to Build equity loan to help reduce initial costs.
Finding and preparing a plot to build a house
Once you've defined your budget and got the necessary funding in place, it's time to find a suitable plot of land.
You should familiarise yourself with local building regulations and authority rules early in the process to determine whether planning permission is achievable. It's particularly important to be aware of the differences between building on brownfield and green-belt land. Previously developed sites ('brownfield sites') typically present few restrictions. However, if you're looking to build on green-belt land (mostly open countryside areas), you'll likely face stricter regulations and challenges in obtaining planning permission due to its protected status.
Once you’ve identified potential plots and determined if planning permission is likely to be granted, you should assess the viability of the land by taking into account factors like topography and soil quality. For example, you'll want to stay clear of flood zones or land with unstable, soft soils to ensure a smoother build.
Before construction begins, you should also prepare the land, clearing any debris or vegetation to ensure suitable site access for builders, vehicles and equipment.
Project management when building a house
There are two main ways to approach managing a self-build.
Self-management involves taking complete control of the project, from coordinating the timelines and budgets to managing the various contractors and tasks required. This approach can help to reduce costs, but it's not for the faint-hearted; self-management requires substantial time and effort. We'd only recommend attempting this if you have strong organisational skills and prior construction knowledge.
A project manager will oversee the day-to-day operations, manage subcontractors for you and take care of all the scheduling and budgeting. Not only can a project manager help streamline the process, but they'll also alleviate a lot of the project stress from you, which is ideal if you don't have time or much construction experience.
Throughout the project, you'll also need to work with architects, engineers and builders. Architects draw up the designs, ensuring your vision aligns with local regulations. A structural engineer should also be consulted to ensure your plans are structurally sound. Builders then execute these plans through construction.
A project manager can help you coordinate all these roles, as well as source materials, oversee deliveries and ensure you stick to your budget.
Design and planning a self-build home
If you're building your own home, you may as well build it exactly how you want it. But there's more to a house than looks; you also need to think about the practical implications.
As such, it's important to discuss your long-term plans with your architects and designers so that they can design a home that works for both your current and future needs.
When planning a self-build home, it's also worth researching the different construction types,, such as traditional, modular or sustainable builds, and considering how each type will impact the cost, timelines, planning and execution of your project.
Equally, without the appropriate planning permissions, there's no project at all. So, it's essential to work with architects to help you understand what's feasible within local regulations. A good architect will be familiar with all the necessary planning permission requirements and be able to make alternative suggestions, if needed, to help you secure approvals for your self-build.
Stages of building your house
Now you have a better understanding of the initial planning and design phases, your self-build project can really begin. Here, we'll explain how to build a house, talking you through the various stages required, including the foundational work, constructing the walls and installing windows, doors and roofing.
We'll also explain the importance of insulation and look at different heating, plumbing and electrical wiring options, as well as the finishing touches, such as carpentry work and landscaping.
Foundation and superstructure of a house
Arguably the most important part of any build, the foundational work is crucial to ensuring stability and longevity.
It's essential to have suitable construction equipment and building tools for this stage of the build. However, before any work can begin, you first need to conduct site surveys and soil testing to ensure the land can support the planned structure.
Once the surveys have been carried out and you have the necessary permissions in place, the site will then need to be prepared, clearing away debris and vegetation and digging trenches or holes to excavate the ground ready for the foundation. The depth and size of the excavation will depend on the foundation type: slab, crawl space or full basement.
Construction on the main structure can start once the excavations have been carried out. This stage involves pouring concrete for the foundation to create a solid base ready for framing.
Framing involves placing wooden or metal studs to create the basic shape of the house (essentially, the skeleton of the house), which serves as the framework for the walls, floors and roofing.
Walls, windows and doors in a house
Once the foundation and framework are in place, the next step in building a house is constructing the walls. The wall construction stage is when the exterior and interior wall layers are built. The interior walls are usually made of drywall or plaster, along with insulation in between; the exterior walls may include materials like brick, block or siding, depending on the design and building style.
You can choose between a variety of different materials when constructing the walls, depending on your preferences for insulation, energy efficiency and aesthetics.
Brick and block walls offer durability and enhanced energy efficiency; however, these materials may require more time and labour to construct. Timber, on the other hand, is lightweight and flexible, allowing for quicker assembly while maintaining excellent insulation properties. If time is of the essence, modular systems can expedite the building process and provide design versatility (just keep in mind that initial costs may be higher with this approach).
After the walls have been constructed, the windows and doors can be installed. Windows and doors should be positioned in a way that complements the external works, such as driveways and pathways, so don't forget to consider access points and the overall landscape when deciding on placement.
Roofing and exterior works of a house
Roofing materials provide protection from the elements, but they can also enhance the overall aesthetics of your home, so don't assume this stage is a 'one-size-fits-all' approach.
The first step involves installing the roof trusses: pre-engineered frameworks that are secured to the walls to form the skeleton of the roof and provide structural support. Once the trusses are in position, you should then add roofing underlay and a roof covering, such as tiles or shingles, to ensure water resistance and longevity.
Exterior fittings like guttering and rendering can be installed once the main covering is in place.
Guttering is attached along the roof's edge to direct rainwater away from the structure and prevent water damage. Although not essential, rendering can be applied for additional insulation and to improve the visual appeal of your home.
Insulation and its importance in a house
Given the current cost-of-living crisis, it's no surprise that homeowners are looking for ways to save energy and reduce costs.
Home insulation is crucial to maintaining an energy-efficient home; it helps retain heat in the colder months and keep it out during warmer months. Loft insulation is effective at minimising heat loss through your roof, but you can also add insulation to your walls and floors to reduce your energy bills (and your home's carbon footprint) further. Pipe insulation is also recommended to reduce heating or hot water system heat loss.
There are many different types of insulation materials available, including fibreglass, foam boards, spray foam, mineral wool, double-reflective foil and loose-fill insulation.
Fibreglass is the most widely used insulation type; it's cost-effective and provides excellent thermal performance. Ideal for constrained spaces, foam boards also offer good insulation but with a thinner profile. Spray foam provides superior insulation, creating an airtight seal to prevent leaks.
As well as moisture-resistance and good thermal performance, mineral wool insulation also offers excellent fire resistance and soundproofing. For lofts, walls and crawl spaces, double-reflective foil insulation is a lightweight and easy-to-install solution.
If you're looking for an eco-friendlier option, loose-fill insulation made from recycled materials is also effective at reducing energy loss, particularly between irregularly spaced joists where rolls of insulation don't fit.
First fix: heating, electrical and plumbing systems
The first-fix stage involves installing all your home's essential systems like electrical wiring, plumbing and heating.
There are plenty of modern heating options available, which can help you maximise energy efficiency in your new home to reduce costs and guarantee comfort all year round. Not to mention, they're much better for the environment.
Heat pumps, which extract heat from the air or ground, are highly efficient and can significantly reduce energy bills while lowering your home's carbon emissions. For example, air-source heat pumps provide an effective solution for home heating. Equally, if you're trying to build a greener home without relying on fossil fuels, you could install solar panels or a complete solar panel system to power heating systems and appliances through a completely renewable energy source: sunlight.
Second fix: carpentry, finishes and installations
The second-fix stage is all about the finishing touches. This is where everything starts to come together and you can begin to see yourself living in your new home.
Carpentry plays a big part throughout this stage, including fitting doors, skirting boards and mouldings.
The second-fix stage also focuses on the kitchen and bathrooms. Everything from the kitchen units, worktops, sinks and appliances in the kitchen to the vanities, toilets and showers in the bathrooms goes into your home during the second fix.
Electrical fixtures, such as light switches, sockets and light fixtures, are also installed, along with wallpaper or paint and flooring finishes. Basically, all the decorative elements you need to complete your home's interior.
Landscaping and external works of a house
Once the inside of your home is complete, it's time to move onto the exterior, including garden decking, driveways and pathways. We offer a range of outdoor and gardening tools and materials that are perfect for the job.
Before constructing driveways, pathways or decking, it's essential to create a smooth, even surface, levelling the ground to ensure proper drainage and including drainage channels where required. When preparing lawn areas, it's also worth placing a layer of top soil to support plant growth.
You should check local regulations, particularly when constructing driveways that connect to public highways. If your driveway requires a dropped kerb to allow vehicles to cross the pavement, you'll need to apply for permission from your local council. This ensures the kerb is lowered safely, complying with regulations and preventing damage to public infrastructure. To ensure proper drainage and reduce runoff, many authorities also have certain rules in place that dictate which materials you can use for driveways. Regulations may also stipulate the appropriate size and layout of your driveway to ensure safe access for vehicles.
Final steps in building a self-build house
Once your self-build house is finished, you must obtain a completion certificate to confirm the building complies with building regulations and is safe for occupancy.
It's also important to address and fix any snagging issues, such as paint touch-ups, misaligned doors or plumbing issues. These minor defects or finishing touches may have been overlooked during construction, so conduct a thorough inspection with your contractor to ensure you're happy with everything before moving in. You'll also want to sort out practical aspects like utility connections and hiring a removals company to help get all your furniture in. Organising these aspects ahead of time can alleviate stress during the transition.
From budgeting and planning to completing the finishing touches, now you know how to build a house. By following this guide, you'll know what to expect during your self-build project, ensuring the entire construction process goes smoothly. And if you haven't yet got the right tools for the job, you can read more on the building tools you'll need to build a house.