Embarking on a self-build project, particularly if it’s your first can be an exciting, yet daunting experience. Having an experienced self-build team behind you from start to finish when project managing your self build can help to avoid expensive mistakes. It might just be the difference between a build process you enjoy instead of one you endure.

Hiring contractors is one of the most important decisions you’ll make when self-building. Over-charging, poor workmanship and unfinished jobs – we’re all familiar with the scenarios created by cowboy builders. It’s something you want to steer clear of. By doing a little research before you hire contractors can help avoid these types of characters.

You may be considering a turnkey approach. Tis is where a package company handles the whole build process for you until your home is completely finished. There’s no project management, no stress and no risk. They’ll source all the finishing touches such as doors, windows, roof finishes, and so on. However, this approach comes with caveats. You’ll pay extra for the privilege of having your build managed. Also you may be limited on the products and materials you can choose. You may feel this build route is less hassle but it may not be the best route to take for your project.

Let’s take a closer look at how to go about hiring the best professionals for your project.

Architects and designers

Once you find your plot, choosing the right team of professionals to maximise the site’s unique characteristics is important. There are generally two routes you could take when it comes to design:

1. Package house companies

Package house companies offer an in-house design service (usually as part of a build package). Their service is often as flexible as you want it to be. Often, they sell off-the-shelf designs, and you might decide to base your house on one of these or an adaptation of one. Or you can have a completely bespoke design drawn-up. This is hugely advantageous if you’ve already decided on a build method, such as an oak or timber frame.

The designer will have an in-depth specialist knowledge of the construction process and will know how to get the very best out of your design. Plus, fees are usually lower than going independent – companies rely on a successful design becoming the clincher for the build. If you’ve already got a design from an independent architect and need specialist input, don’t panic. Package companies are well equipped to work their magic and can turn any drawings into a design compatible with their build method.

2. Architects

Architects have trained for seven years, studying the design and construction of every type of building. They will be registered with the Architects Registration Board (ARB). Also they are likely to have membership of the Royal Institute of Architects (RIBA). Architectural technologists take more of a science and technology approach to design and build projects. They may have chartership under the Chartered Institute of Architectural Technologists (CIAT). Architectural designers won’t have trained as long as an architect or architectural technologist but are likely to have design experience to degree level.

Whichever route you take, check out each company’s website and see if they have carried out similar projects before. It is also worth making sure that the firm who is doing the planning drawings can also produce the Building Regulations drawings necessary for construction. Not all designers can do this.

Other professionals for project managing your self build

You may need to hire specialists to provide things like site surveys, flood risk assessments and environmental studies. There may only be small handful of experts available for this type of work but if you have the option, it’s worth shopping around, as prices may vary.

Hiring a general builder

You should typically ask for quotes from three to five builders in the local area. Also seek recommendations from people who have had experience with them. When you ask for quotes, you need to give enough information for them to provide an accurate price. Think about what materials you want to use and be able to provide Building Regulation drawings (not planning drawings) so that each contractor can price the job accurately.

Quotes will vary and its worth remembering that the lowest price rarely means the best. Arrange to meet with the most promising ones. It’s important that you hire someone who you can communicate and get along with as you could be working with them for a substantial amount of time. A builder who asks questions and makes suggestions is always a good sign. This shows an interest in undertaking the work as well as a keen attitude to getting the job right. Its important to talk about site safety and ensure they are familiar with their safety responsibility’s under Construction Design and Management rules.

Are they competent with your chosen build system?

If you are using a build system other than traditional brick and block or timber frame, it’s a good idea to check whether your builder is comfortable with your selection. If not, seek references for suitable tradesmen from the supplying company.

Will they be project managing your self build?

One other thing to consider when hiring a builder is, will they be taking on the role of main contractor or will you be managing the project yourself? Hiring a builder, who will take on the role of main contractor, is more expensive. This is because you are effectively passing much of the risk over them. They will have to source individual trades for you, but will know who is worth hiring in your area. If you take on the project manager role and hire the individual trades yourself, you can expect a lower labour bill. This will be at the expense of your increased involvement and you’ll need to assess every tradesman you hire.

Hiring other trades for project managing your self build

If you decide to project manage the build yourself, the best route to finding good tradesmen is through recommendations. A personal endorsement from someone you know counts for a great deal. Most of us have friends and family who have used or worked with builders. This is the best place to start. Other self-builders, even if you don’t personally know them, can also provide an invaluable source of knowledge on good tradesmen. It’s worth asking around. You could join local community social media pages and ask for recommendations too.

Obtain references

It is vital to take references from any tradespeople you are considering. Make sure you follow them up to ensure the workers are competent and who they say they are. Look for membership of a relevant trade body as a sign they are competent, but do double check their association on the relevant trade body website as its easy to lift a logo nowadays.

Ask the trades for recommendations 

If you can’t get the particular person you’d like to hire, it’s sometimes a good idea to ask someone from a follow on trade for recommendations. For example, an electrician will tell you who is a good plasterer, as a good plasterer is likely to be the one that takes care not to bury the tails of first fix cables, making it easier for the electrician to find them when he returns to the site – and so on.

Write a brief

You should provide your tradesmen with a written brief of what you want. You could divide all of your specifications and schedules into works packages, so that the relevant one can be isolated and given to an individual tradesman for quoting purposes. This brief could be as basic as a written list. Simply sending out your drawings, is a problem waiting to happen. It will leave pricing gaps across all of your major groups.

Obtain quotes

Quotes should be obtained in a written form. This way, even if you make a number of changes, you will have an audit trail and thus the basis for demonstrating how an agreed price has been arrived at and on what terms. The written document should also include payment terms, agreed retentions, start dates, completion dates, material supply obligations, etc.

Building Regulations Inspections

When it comes to Building Regulation inspections you can either use your local building control (LABC) or an approved inspector (AI). You can also ask either of these to provide a 10-year structural warranty.

Value for money when project managing your self build

Don’t be seduced by a cheap price. Low cost estimates, especially if they have been quoted from simple planning drawings do not include the details needed for accurate pricing so are not worth the paper they are written on. The costs will soon increase as the extras are added on throughout the course of the project. An experienced and skilled builder tend to charge more but they will get the job right first time and to a high standard.

Many self-builders feel ripped off when tradesmen add on a fee for sourcing and purchasing materials on your behalf, but they will be able to buy it cheaper than you. Also bear in mind that if they have supplied a product and it needs replacing under warranty they will come back and fix the problem. If you buy the kit yourself, you’re on your own.

Call a member of the team, to discuss our experience working with other client’s Self-build team’s.