Self-build Project Planner
A step-by-step guide to building your own home
Prepare Site ➳ Groundworkers create site access ➳ Clear site and strip vegetable soil; stacking material to be retained out of the way ➳ Set up site hut and equip with drawings and safety equipment ➳ Set up toilet ➳ Secure lock-up/lorry container (hired in or purchased) to be positioned ➳ Water board to bring supply to stopcock on boundary ➳ Plumber to connect water standpipe ➳ Surveyor marks out building on cleared site and transfers the lines to profiles well clear of any construction work ➳ Bring in bricks and blocks and stack clear of future construction ➳ Set up mixer station close to cement store and sand heap
Foundations/oversite ➳ Groundworkers excavate foundations ➳ Wait for approval of building control and warranty inspectors ➳ Position any reinforcement bars, mesh or cages in the trenches ➳ Position any compressible material or slip membranes required within the trenches ➳ Lay ducts for services to enter through the foundations ➳ Arrange foot scaffold if necessary and shutter for any steps in the foundations ➳ Pour concrete footings and tamp to level ➳ Obtain approval from building/warranty inspectors to proceed ➳ Bricklayers build up foundation blockwork to damp-proof course ➳ Install cranked air vents ➳ Install drainage exit lintels ➳ Fill cavities with lean-mix concrete to level with external ground level ➳ Bed and lay damp-proof courses, linking these with any radon membranes or barriers
Start the Superstructure ➳ Groundworkers to dig service trenches and lay pipes and ducts to proposed stopcock/meter positions ➳ Load out concrete floor beams to each bay and position ➳ Install drainage and vent pipes proud of the oversite ➳ Infill floor beams
with blocks ➳ Lay coursing blocks and position ventilator grilles ➳ Brush grout ➳ Arrange for building control/warranty inspection ➳ Commence building superstructure ➳ Install templates for future windows and doors, etc.
➳ First lift of scaffolding required
Superstructure ➳ Bricklayers continue superstructure brickwork and blockwork, including work on any chimneys ➳ Install and bed lintels, including fireplace lintels ➳ Install flue liners as work proceeds ➳ Build in meter boxes for gas and electricity ➳ Electrician to install temporary consumer unit within electricity meter box ➳ Service suppliers to carry out their work to the boundary ➳ Plumber to reroute water supply to stopcock position ➳ Electricity providers to install meter and connect ➳ Second scaffolding lift required ➳ Arrange crane to lift first floor beams onto each bay and position (if required)
➳ Position the plasterboard batten clips ➳ Lay infill blocks ➳ Brush grout
Superstructure continued ➳ Continue building superstructure to wallplate ➳ Third and then fourth lift of scaffolding required ➳ Wallplate to be scarfed, bedded and tied down with proprietary wallplate straps ➳ Warranty inspection sometimes required ➳ Carpenters to build end trusses as templates ➳ Continue building up gable ends and chimney ➳ Additional lifts of scaffolding required at the gable ends ➳ Plumber to fit lead flashings, trays and skirts to chimney ➳ Plumber to install vent pipes and flashing skirts as they come through the roof ➳ Bricklayers to top out and fit chimney pot ➳ Bricklayers to point chimney flashings
construct roof ➳ Carpenters to sling roof trusses, and trusses to be fixed down to wallplate ➳ All binders and bracing to be fixed at node points
➳ Layboards to be fixed to valleys ➳ Dormers to be constructed at this point ➳ Fascia and soffit to be fixed together with any necessary ventilation grilles or strips ➳ Warranty inspection sometimes required ➳ Any roof tanks must be installed at this point
roof covering ➳ Roofers begin to cut and lay undercloaking to the verges ➳ Roofers to felt and batten ➳ Tiles/slates to be laid ➳ Ridge/hip tiles to be laid and bedded ➳ Valley tiles to be laid, or fibreglass or lead valleys to be laid ➳ Plumber to dress down flashings and skirtings ➳ Decorators to paint/stain fascias, soffits and barges
exterior & interior Fittings ➳ Plumbers to fix guttering ➳ Window suppliers to fit external joinery ➳ Plasterers to carry out any external rendering ➳ Scaffolding to come down ➳ Plumbers to fit downpipes and connect to drainage upstands/gullies ➳ External decoration ➳ Carpenters to commence first fix by fitting door linings, building any studwork partitioning and fixing window boards ➳ Carpenters to fix plasterboard noggins and box in vent pipes ➳ Plumber and carpenter to liaise with building of any necessary stands in roof ➳ Carpenter to fix loft trap
First Fix ➳ Plumbers to lay flooring membrane and insulation, taping all joints and sealing up to the damp-proof course ➳ Underfloor heating (UFH) loops to be laid and fixed ➳ All first fix plumbing for hot and cold and waste within floor zones to be laid ➳ Internal gas pipework installed ➳ UFH pipework to be brought to manifolds and outlet positions ➳ Supply and fix company to pump in and lay level floor screed and leave for three days ➳ Protective hardboard/ cardboard to be laid on screed
➳ Electrician to fix carcass wiring for lighting and power circuits together with all backplates ➳ Consumer unit/units to be positioned ➳ Wiring taken to external lighting points ➳ TV aerial/satellite cables to be installed to required positions ➳ Internal telephone wiring to be installed to required positions ➳ Home entertainment/ smart systems/alarms to be carcassed
drainage & external ➳ Groundworkers to begin digging the trenches for drainage runs ➳ Trenches backfilled to 150mm with pea shingle ➳ Drains laid to required falls ➳ Brick/concrete section manholes constructed, or purpose-made manholes, rodding eyes and gullies set in runs ➳ Building inspector to approve laid drains ➳ Drains haunched over with pea shingle ➳ Drainage trenches backfilled ➳ Work to connect to main sewer in road to be carried out by approved contractors ➳ Carpenter to finish boxings and noggings ready for plasterer ➳ Groundworkers to commence driveways and pathways ➳ Bricklayer to build any fireplaces and hearths ➳ Gas meter to be installed and connected ➳ Plumbers and electricians to liaise on all cross bonding and earthing
ceilings/drylining ➳ Main staircase to be fitted by the carpenter and protectively covered ➳ Dryliners/plasterers tack ceilings ➳ All external and blockwork walls lined with plasterboard on dots and dabs ➳ All studwork walls and pipe boxings tacked with plasterboard ➳ All joints and angles filled and scrim taped ➳ All abutments of differential materials jointed with mesh ➳ All joinery to be sealed internally and externally with mastic ➳ Dryliners/plasterers to skim coat all walls and ceilings ➳ Decorator to paint/ treat backs of all skirting and architraves
➳ All roofing insulation to be installed
Second Fix carpentry
➳ Carpenters hang internal doors ➳ Skirting and architrave to be fitted by carpenters ➳ Bottom tread of staircase to be fitted, balustrading and handrails to be fitted, as well as linen cupboard shelving ➳ Fit of loft door and ladder ➳ Timber floors to be laid by carpenters or specialists and protected ➳ Ceramic floor tiles to be laid by specialist tilers and protected ➳ Carpenters/specialist suppliers to fit/build built-in bedroom and bathroom furniture ➳ Kitchen units to be fitted
➳ All wiring connected to consumer unit ➳ Boiler to be positioned, plumbed and then wired in ➳ Sink units to be plumbed in, earthed and cross bonded ➳ All sanitaryware to be fitted and plumbed in ➳ Radiators and towel rails to be fitted and plumbed in ➳ Underfloor heating loops to be connected to manifolds ➳ Electrician to check cross bonding and earthing to all sanitaryware, sinks, radiators, etc.
➳ Boiler to be wired in; control systems and room thermostats to be wired in ➳ Plumber and electrician to attend firing up and commissioning of boiler ➳ All pipework and connections to be flushed through and pressure tested ➳ Central heating to be left on ‘test’
➳ Worktops, made from the previously taken templates, to be fitted ➳ House to be thoroughly cleaned with all debris and dust removed to outside ➳ Decorators to snag any holes, blemishes or rough patches on walls, making good ➳ Internal timber to be sanded smooth or rubbed down with wire wool ➳ Decorators to paint all walls and ceilings, mist plus two coats of emulsion ➳ Internal timber to be knotted, painted, primed, undercoated and top coat glazed, or internal timber to be two-coat stained ➳ Specialist tilers to fix ceramic wall tiles to kitchen and utility ➳ Baths to be filled, in order to settle, before tilers fix any wall/ splashback tiles ➳ Water meter to be installed
➳ Groundworkers or landscape gardeners to level the ground and prepare ➳ Topsoil from storage to be placed where required, with extra shipped if necessary ➳ Site hut to be removed or re-sited if intended for use as a garden shed ➳ Secure site storage to be sold off or returned to hirers ➳ Groundworkers to complete driveway surface ➳ Patio slabs to be laid ➳ Bricklayers to build any required dwarf/ decorative walling ➳ Lawned areas to be levelled ready for seeding or turfed ➳ Approved contractors to complete any bellmouth and kerbing to road
➳ Whole house to be thoroughly cleaned out ➳ All windows polished and all labels removed from glass and appliances
➳ All polystyrene packing to be removed from cookers ➳ All stabilising bolts to be removed from washing machines/driers ➳ Site toilet and any remaining plant on hire to be off-hired ➳ Readings to be taken on all meters ➳ Central heating switched to ‘run’
➳ Telephone company to connect ➳ Contractors to install TV aerials and/or satellite dishes ➳ All trades return to work through items on the snagging list ➳Carpets to be laid ➳ Local authority to be advised of completion to arrange for council tax valuation ➳ Energy Performance Certificate to be prepared and sent to building control ➳ Building control final inspection and issuing of Completion Certificate ➳ Warranty inspector’s final inspection and issuing of warranty ➳ Arrange protective covering for floor surfaces prior to delivery of furniture ➳ Switch self-build site insurance policy to homeowners’ policy. H
How it works 1 identify your build route from the four options
of involvement in the project will influence the build costs. For simplicity, the four most common build routes have been identified below: l build route a: diy + subbies
Building on a largely DIY basis, substituting around 30% of labour costs with DIY, and employing help with the rest of the building work. Materials purchased directly.
l build route b: subbies Building using tradespeople hired directly — you will be project managing, but there is minimal DIY involvement. Most or all materials purchased directly.
l build route c: builders/subbies
Building using a main contractor or package supplier to complete the structure to a weathertight stage, with the remaining work undertaken by subcontractors and most materials purchased by self-builder direct from suppliers.
l build route d: Main contractor
Building using a main contractor. Building in this way requires the least involvement from the self-builder.
identify your 2 expected specification level of
The standard of specification
that you choose will have an enormous influence on your build cost. For estimating purposes, three general categories of quality have been identified: l standard: This serves as a basic build quality equivalent to that offered by most speculative developers. A house may include standard softwood joinery, studwork partitions, a contract kitchen, basic sanitaryware and radiator central heating.
l good: This is equivalent to that offered by quality developers. Features may include high-end offthe-shelf softwood joinery, blockwork partition walls, contract quality kitchen and sanitaryware and underfloor heating (UFH) downstairs.
l excellent: A very high standard. This house may include hardwood joinery, blockwork partition walls, a bespoke kitchen and quality sanitaryware, and UFH, for instance.
3 Multiply the figure by your house size
We have used gross internal floor area as a measure (it’s the most common in the industry). It’s the area of a building measured to the internal face of each perimeter wall for each floor level. It includes areas occupied by internal walls and partitions.