How to build your own house

house building siteThe Government launched a self-build initiative last year to great fanfare, hoping to boost the sector and enable more people to build their own homes.

Conservative Party Chairman (then Housing Minister) Grant Shapps suggested it was possible to build a three-bed home from scratch for just £150,000.

But if it was that easy wouldn't we all be doing it? %VIRTUAL-SkimlinksPromo%
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In fact, there are about only 12,000 homes self-built each year in the UK, representing 7.6% of housing supply. This is way behind some European countries, including Hungary (52%), France (38%), and the Netherlands (10%).

The Government said last year that it aimed to double the number of self-built houses from 100,000 to 200,000 over the next decade.

But just a year after this grandstanding, new housing minister Mark Prisk has now been forced to admit that, in fact, the self-build sector probably doesn't represent a realistic way to significantly boost housing stock in the UK.

Plus a report published last week by the University of York suggested that the self-build sector needs to change significantly in order to become a valid housing option over the next decade. It states the sector is small, niche and slow moving, and suggests there should be a greater understanding between central government, local authorities and lenders to standardise the self-build process across the country.

So while it's not quite as easy as we were led to believe last year, and certainly not for the faint hearted, building your own home is still possible, and often works out a lot cheaper than buying the equivalent property 'off the shelf'.

If you fancy building your ideal home from scratch, read our top tips for self-build success:

1. Do your homework first
Do a lot of research before you make the decision to build your own home – the Government-led is a great starting point. There can be a massive amount of work involved and it pays to really understand this before you make a commitment. Then think about the type of self-build you want to do, for example, do you want to play a key role in the design and build, or would you rather pay a contractor to do it for you. Or would you rather buy a kit home. A lot depends on your expertise, free time and budget.

2. Budget – then budget some more!
Building your own home can very easily stretch the most generous of budgets and it is often the case that the initial estimate is quickly found to be wanting. Problems occur and delays happen on the most tightly-planned builds so spend plenty of time on your budget, and then add at least 15% to cover unforeseen circumstances - they will crop up. The average self-build takes two years to complete and much of this is in the planning stage. But it is essential you do it properly as it will save you time and money later on.

3. Location, location, location
Finding the right plot is key and it can be the most difficult part of the process. Word of mouth is often a good source and it is worth making friends with the local estate agents who can give you the heads up if a good plot comes onto the market.

There are also dedicated land websites like, as well as the main property portals, such as Obviously you need to research planning permission before jumping feet first into a plot purchase. Get advice on whether or not you are likely to be able to build a home in any location before you commit.

4. Paying for it
If you are lucky enough to have the funds to finance your self-build project sitting in the bank, then the process will be a lot easier. In practice most people need to borrow to build a home, in the same way that most people use a mortgage to buy a property.

One option is to remortgage your existing property if you have one. You will need to have enough equity to release a sizeable sum, plus your income must be sufficient to cover the increased mortgage repayments. Finally you will need to be young enough get a mortgage that you are able to pay off before retirement (or be able to prove you have funds to meet the repayments later in life).

If not you may want to get a specific self-build mortgage. Most are available up to 75% of the total cost of the build - so you will need a 25% deposit, although a few lenders will offer mortgages to those with 15% upfront.

However, be aware that many lenders advance the money in a series of stages, so you will only get enough at first to buy the land for example. Then the lender will advance a bit more to build the foundations. Once that stage has been checked they will release a bit more. In other words these mortgages are more complicated than a straightforward homeloan – and more expensive, so it might be worth going to a self-build specialist for help. Buildstore is the biggest and best known.

5. Call in the experts
Very few people have the necessary experience and time to design and oversee their whole build project, and if they do, they usually work in the industry already.

If you don't, you should look for recommendations from successful self-builders in your area, who have first-hand experience of the local professionals needed – you may want to hire an architect, a structural engineer, and a builder for example. Speak to a few different people and don't rush this part – having the right team in place is absolutely crucial to your self-build success.

The following organisations can help you find the relevant professionals in your area:
The Royal Institute of British Architects
The Royal Institution of Chartered Surveyors
The National Federation of Builders
The Federation of Master Builders

10 top ways to add value to your home
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How to build your own house

Of course with all these things, the value it adds depends on the property you have to start with, and the kinds of improvements you make, but Which? estimates the cost of a new kitchen at £8,000 and HSBC calculates the added value to your property at £4,500 - which is a clear loss.

This has been done by 41% of people in the last three years, and 29% of people plan it in the next three. It's cheaper than a kitchen, and Which? estimates the cost at £3,000. This is roughly the same value that HSBC says it will add to your property - so you'll break-even.

It may be difficult, but getting your property ready for sale means depersonalising it. 

Clutter can distract viewers and more than half (60%) of the property valuers who took part in the 2012 HSBC Home Improvement Survey said that the number one way to increase a property's chance of selling quickly, and for a good price, was to de-clutter.

This has been installed by 31% of us in the last three years, and 15% plan it in the next three. Installing central heating is a disruptive job, and according to WhatPrice it will cost you around £3,235. However, this is the first of the top ten to actually pay off. Property expert Phil Spencer says it will add £5,000 to the value.

A quick splash of paint can work wonders on tired-looking walls, and sticking to neutral tones is the safest bet.

Keeping the colour scheme simple, fresh and inviting will help potential buyers to see themselves living in your home.

Some 18% have added one in the last three years, and 30% will in the next three. This is another huge job, but with more people struggling to move and deciding to improve instead, it's increasingly popular. The amount it costs will depend on an enormous number of things, from the area you have to work with, to the size of the extension. However, assuming you add a single room you could spend around £20,000. HSBC estimates it will add around £15,500 to the value of the property, so you are unlikely to gain as much as you spend.

According to Halifax valuers, loft conversions - which require lofts with a roof height of at least 2.4 metres - are a good way to increase the potential sale price of your home.

Be sure to stick to your budget, though. The average loft conversion will cost between £10,000 and £30,000, while HSBC's figures show that they typically add £20,876 to the value of a property.

Putting in new windows adds around £5,265 to the value of the average property and can reap big rewards when it comes to energy efficiency.

It is, however, sensible to ensure that your new windows are in line with the style of your property to maximise the added value - particularly as putting them in can set you back about £5,000.

Off road parking or a garage can be especially advantageous in areas where parked cars line both sides on the street.

Nationwide's figures show that adding a garage, which can cost anything between £8,000 and £25,000, can increase the value of your property by 11%.

Outside space is just as important as inside - especially when people are seeing your home for the first time.

While 63% of the HSBC survey expert respondents said that repainting or varnishing a front door would make a difference, only 23% of homeowners recognised this. Peter Dockar at HSBC said: "It is often the smaller jobs like painting the front door that can make all the difference when looking for a sale."

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