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Timber Engineering Europe Ltd.

SELF BUILD MANUAL Part1

SELF-BUILDING MADE EASY
By Chris Thorpe of Timber Engineering Europe

ALTHOUGH THIS INFORMATION WAS WRITTEN FOR SELF BUILDERS IN U.K. IT MAY INTEREST TIMBER ENGINEERING EUROPE CLIENTS.

We have been asked many times "How can I build my own house"?
"I don't know much about construction" The short answer is, that if you have an interest in building your own home, you will have delved into the possibility and with a bit more effort, e.g. reading self build magazines, talking to those connected to the construction industry, you will soon be confident enough to go the next mile.

One aspect which comes over to us quite clearly is the belief that building a house is an almost impossible task, unless you have had many years training in various disciplines within the industry, this is nonsense!

Many simple tasks connected with the construction of any property are cloaked in myth and secrecy for whatever reason. Sadly the main parties responsible for this strange action are the very magazines, which are designed to help you achieve your goal. We also believe that certain trades, suppliers and even professions muddy the waters in order to maintain a financial grip on the market. After more than 60 years combined experience in the house building business we often find that certain articles and instructions are very confusing or misleading. Therefore it follows that a prospective self-builder with little knowledge of the industry would consider certain matters very difficult to understand, and the task of building a house, daunting to say the least. This is not the case however. We firmly believe that almost anybody can understand the principles and procedure of d-I-y house building, as long as the subjects are explained properly and in a simple format. The successful completion of a self-build project should be within the grasp of anybody who has the will to do it.

We also believe that the vast majority of information available to the self-builder, which should encourage people to get out there and do it, has the exact opposite effect, of putting people off because of the complexity illustrated. The aim of this publication is to advise on various subjects and areas, which make up the whole process of building your own house.

Building your own home should be an exciting and happy experience; it will never be a doddle though! There will be problems - there always is, whatever you build - after all these years we still hit problems on our sites regularly. The key is - knowing how to deal with a little glitch, before it grows into a two-headed ogre. Again, this is the sort of issue we will deal with.

We understand that most people/couples decide on the self-build route in order to a: Save money or b: Own a home which would otherwise be out of their income range on the open market.

Doesn't it annoy you when you open a self-build magazine and see how well Garth and Sally have done? Usually Garth is a £60,000 p/a chartered surveyor and Sally a Solicitor on a similar income, who have managed to build a 5 bedroom home for under £600,000, with the help of Tarquin "our Architect", Bob "our Builder" and of course, Vanessa "Our Interior Designer". Naturally, good old Garths firm was able to see to the valuation surveys - which allowed our couple to build for such a budget price!

Whilst Garth and Sally will still benefit from reading this, it has not been written for that particular end of the market. Those with pots of money only self build for reasons left to the imagination. This information is designed for those who wish to do as much or as little as their budget allows. We explore ways for you to achieve the target of moving into your own home on budget and on time. We will investigate ways of saving money and looking at how you can undertake some of the tasks that are high cost, thereby giving you the satisfaction of saving money and knowing that your input into a successful development is a crucial as any tradesman's. What we will not do is promise you that we will teach you all the trades and skills required complete a new build dwelling, and anyone that tells you it can be done is promising you the moon! So, 'nuff said - let's get on with it.

LAND

O.K. Now the first thing we are going to need to build our house is a lump of land to put it on. In most areas of England locating a single plot of land with planning permission in a suburb, at a sensible price, almost impossible to find. They are there though, they just need finding. Never, ever agree to purchase a piece of land unless you can assure yourself that it has got planning permission for your requirements or that planning permission would be forthcoming. At this point it is worth mentioning that the local authority building control / planning department are worth their weight in gold at this stage of your quest. Every planning authority has an Urban Development Plan for their area, which designates different parts and even bits of land for use. Let's assume we are dealing with a fictitious authority who we will call Newtown Borough Council. NBC will have a UDP for their Borough identifying all areas for a certain type of development. There are several areas that are referred to such as:

Brown Field Sites: These are usually areas of the borough that have been built on previously and may be occupied by currently used buildings, derelict buildings, or cleared sites. Although obtaining planning permission to build houses on Brown Field sites is encouraged, the UDP may have earmarked the area as industrial build only or commercial development only. In which case forget it, unless the UDP is due for re-consideration by our NBC. The planning officer for that part of the Borough will tell you about that. Your proposed site may be part of an old cotton mill in a picturesque valley only 2 miles outside the centre of a mill town, which you think would obtain planning consent easily. Not so! This area may have been designated as an area of Outstanding Natural Beauty or in a Conservation Area in which case, although it is a Brown Field you will be unlikely to get permission to develop. It is not unusual for the planners to allow some limited development in such an area although this would more than likely have to be within the footprint of the original building occupying your proposed site. Several other issues will also have to be considered by the planners - such as, height limitations, visual appearance of a new build, access, infrastructure etc. You will have to consider the costs of such a site and usually the cost outweighs the benefit. Even if planning was granted for limited development all sorts of conditions may be imposed. On one particular site we developed, an old water lodge on the development land had a protected wildlife status, this small lake was home to some funny little newts and their welfare became our responsibility - we worked with a wildlife agency who advised us on our little Newty friends habitat requirements and we ended up not only building a small human housing estate but also one for our non-paying amphibious customers!

Green Field Sites: These are areas where the land is virgin and has not been built on before, obtaining planning is not impossible but in many cases not particularly easy. Planners will sometimes allow limited development on this type of land as part of an overall development if it is of benefit to the area. As an example - If we take the Mill we discussed in Brown Field Sites - Assuming the area involved is not subject to any special classification, the planners may allow redevelopment of the old building sites and allow a percentage of the surrounding Green Field site to be built on. You would need to present a good case to the planning officer to do so, and if he or she is convinced that by recommending acceptance of your application it will benefit the area, he or she may do so.

Green Belt Sites: Usually designated as agricultural land and highly unlikely to be considered. There are several exceptions and reasons to allow limited building upon such designated land, and these will be discussed later.

Land Pockets: This is where you come into your own! But because of the popularity of self-build and the small speculative builder's activity over the past 20 years or so, the demand on land has been very heavy, and finding these pockets of affordable land can be difficult, and almost impossible near some towns and cities. In very rural and outlying regions they are easy to find and are still very affordable, although you have to consider how you will support yourselves miles from anywhere, and also consider the limited interest and low resale cost of your house when it is time to move on. More of this later....

Now how do we go about finding our lump of land? There are many different avenues for you to take, and you can make this a miserable, exasperating, and fruitless hunt, or you can make it an interesting and rewarding experience, learning a lot about building your new home during the course of this journey. I know which path I would choose and this is how to do it:

Estate Agents: May seem the obvious choice - not so! Although some local agents do have the odd bit of land in the window, most of them are pretty clueless as to what purpose the land may be put. Our experience is that most pockets on sale through Estate Agents come with problems. Problems such as: no site access, pylons/telegraph poles across the area, land contamination, and the main one being the orientation of the land not falling within building regulation rules.

Surveyors and Auctioneers: Some firms of surveyors and auctioneers do specialize in land deals that can range from a large farm to a derelict barn and from a disused industrial complex to an unwanted boiler house. The internet and local newspapers will supply the names of the land agents in your target area. Our experience is that most Chartered firms will be very experienced and knowledgeable with land and property in their region, and are usually most helpful. On several occasions we have been told of land that may suit us, even though the informants firm was not handling the sale - these guys are on the patch all day and every day. Make yourself known to them (don't pester though!) they can save you a lot of legwork.

Internet: An excellent source of locating land and firms with land to sell. There are several commercial 'plot finding' organizations that will charge you a fee to supply 'hot' leads of available land in your area. Whilst most of these enterprises are very honest business people, one has to ask the question "If the land for sale is a deal - why hasn't anyone grabbed it"? In our experience any property or land worth having a go at, doesn't 'do the rounds'. In the commercial land business, when we are offered a deal, the first question to the seller is "Has it been offered around"? Enquiries are then made to others in the business to see if they know anything about the prospective purchase, and if we hear: Oh yes we know it - such and such tried to sell it last year, we drop it immediately. It is bound to be a waste of time as decent land and property deals don't wait to be chosen. Having said this we are sure the Plot finders must come good for some buyers, there is nothing wrong with the service offered and if the fees are reasonable - worth a punt.

Auctions: Beware - You are about to dive into Shark infested waters! This method of securing a building plot was a traditional route for the self-builder to secure a site at a reasonable price, although not any more. Auctions are not for the novice or the faint hearted, remember you are going against dealers, builders, developers, all who know every trick in the book, other self-builders will also be present and can drive prices sky high. Only attend an auction with someone who is very experienced in the business, and make sure that you have all your finances in place BEFORE you start bidding. There are many scenarios in the auction room that you will not be aware of - we do not suggest for a split second that auctions are not 100% above board, and honest activities. How would you know for instance that one in the room going against you already owns 6 acres of land surrounding 'your' plot and wants 'your' plot as an access to his site? He may bid you up to twice the value of the plot, then stop, as he feels he is paying too much, and in any event he still has options for an alternative access to his site. You have been pushed way over site value. In some auctions you may 'nick' a site as, on the day, only spec builders are bidding against you, and will only want to pay wholesale value, bearing in mind that they need to build and sell to make a profit, whereas you only have to build and keep your profit in the house till you decide to sell on. Therefore you can go higher that most and still get a steal - not very common in today's market though. Then next minus point is that you have to pay a deposit immediately, followed by a fast exchange of contracts and completion. The time span will not allow you to obtain a survey and mortgage in time - therefore you will need to be certain that you can raise the full cash sum prior to entering the auction room. A bridging loan is one way, although a lender will usually need to be sure he can secure his loan against the property and he will also usually want to see an exit in place, in order to be assured of his money back, in the agreed time. All this is highly improbable with an auction property, so you better start buying decent birthday presents for that rich relative! There is one aspect of auctions that can produce a 'steal' and that is a Derry site plot of land occupied by a derelict property included in the price. These are sites of old shops or other commercial buildings that require demolishing, thereby rendering a flat site for re-development. Some years ago multiples such as Co-Ops and before the arrival of hypermarkets, Grocery chains, opened stores in the most unlikely places and although these are well gone, some of the properties remain in a dilapidated condition and do come up for auction. A lot of deal seekers see demolition as a problem and will not bid for these types of sites. Demolition is not a problem, as we will discuss later. The old adage of 'decide on a top price then stop bidding when you reach it' is daft. It never works out that way, humans being what they are! 'Auction Fever' is a terrible disease which is inflicted without any warning, can last a lifetime, and there is no known cure. The only way to avoid this debilitating condition is to stay away from auctions or take an experienced 'brake' person with you.

Newspapers and Periodicals: Can be a good source of local information. Newspapers sometimes carry small private adverts that can sometimes offer up a good site, without planning permission, at sensible money - you will have to work fast though; there will be many others on the same chase as you. Periodicals such as the many self-build magazines available from your Newsagent carry information on hundreds of Plots available throughout the U.K. Some of the asking prices are crazy - that's why they are being hawked around, in the hope that the inexperienced, or terminally stupid will part with their cash. If you know, or have access to a professional firm of Architects, Surveyors, or Builders they all have their own trade magazines and they may let you have sight of the advert page of their particular journal, which can throw up the occasional gem or two. Farming newspapers are also a fairly unused source of locating a plot. Although most land offered for sale in farming newspapers is Agricultural there are always several bits you will be able to buy to build on.

Networking: Is by far the best method of uncovering the elusive little jewel we are seeking, and is probably the cheapest locating tool in our box, and likely to get results the fastest. Golden rule: Don't be afraid to ask. You have to be like the insurance salesman here as well, tell anyone who is prepared to listen, that you are looking to buy a piece of land. People know people and they talk to each other. Make yourself known in the local pub and talk to locals - don't be put off if they tell you that you do not have a prayer of finding any land - how do they know, have they tried to find any? Probably not! Never let others persuade or put you off your hunt. By all means listen to local opinion - you can learn a lot, but remember in some areas, locals like to 'educate' outsiders - which can result in negative attitudes. If your hunt is only throwing up sites that are too big or too costly, ask yourself the following questions: Can I buy half of the site? Is there anybody else like me out there, who would share the site? Could I build two houses on the site and sell one? (This would pay for yours). Look at every angle, keep an open mind, search every avenue, exhaust every possibility - then look for more! At this stage it is worth mentioning that if you have pictured a cottage on half of an acre, with roses round the door and that is all you can see in your mind, you will be looking forever.

Visit all the listed land agents and ask them to put you on the list - don't be to specific at this stage, keep an open mind, but by the same rule don't be over ambitious and waste the surveyors time. If anything new comes in you will be one of the first to know. You will soon find out which agents have your sort of requirements and it is worthwhile getting to know one of the office administrators or negotiators on first name terms, and a light-hearted phone call on a regular basis would be quite acceptable. There is no room whatsoever for rude, ignorant, self-centred, pompous know-alls in this business. A pleasant approach with a demonstration of gratitude for any help given, will certainly generate the desire to help further by those you need around you to achieve your aim. It is important to look at every single site both for your own benefit and in order to provide feedback to the seller or his agent. If you do not go back and discuss the various merits/drawbacks with the person offering the site, he may well decide that you are a time waster and strike you off his list for any future new plots. Never criticize the price, location or condition of the offering, diplomacy will get you a long way here - "We were very impressed with the location/views/price however we can't use it because - to far from schools/work it's too big for us etc" But thank you for letting us view - and if anything else comes up.....
Your attitude in this business can be a dealmaker or a deal breaker. Remember you need to buy the site the seller does not have to sell. If you want it bad enough you will get it - but you have to be hungry and determined.

The U-locator: How many lumps of land have you seen and thought to yourself - Wow! I would love a bit of that for a house? Why not find out that owns the land and ask them if they will sell you a bit. Explore all the side roads and lanes of your chosen area, noting down an address or a post code. Take down the name and or number of any neighboring buildings. Draw a small map noting any landmarks.

The way to find out whom to approach is to use the Land Registry search site. This is an invaluable source of who owns what, and is easy and cheap to use. You will find all the details under Land Registry in the phone book, or use the on-line service they provide; it is quite cheap to locate an owner.

Once you have established who owns the land, approach them by letter or in person, explaining that you wish to build a family house for owner occupation in the area, and you have noticed their land which would be ideal for you, and would they be prepared to sell you some. Make it quite clear that you are a private individual, the land is for you, and you are not speculating nor are you working for others. Do not be too enthusiastic at this stage, and certainly do not show any signs of desperation or frustration, as the prospective seller will sense this and the price will rocket. Never try to be Jack the Lad with these people or the door will be firmly shut and bolted. Remember, these people will have come across the 'finders' - freelance individuals who either broker a deal for a fee or will take an option then 'turn' the site, to someone like you or a developer, having obtained planning, for a considerably higher sum than they have agreed with the seller. Don't underestimate country folk or farmers, they are in the main, shrewd cookies and it can be very hard work to crack a deal with some of them.

Small-Medium Local Builders can also come up trumps. Many house builders are likely lads and will listen to a deal. Builders can be hit by cash flow constraints, through no fault of their own, as a result of retarded site progress due to bad weather or unforeseen construction problems, which need time to resolve. At these times a builder may consider selling a plot to obtain fast money to ease his short term needs to keep his site working. If this is the case you could further tempt him by offering a project fee to help your build or giving him some other incentive to sell you a plot, such as the contract for part of the build that you don't fancy! Even if the answer at the time is a no, keep your man onside, as a few weeks down the line you may get a phone call if his circumstances change, asking if you are still interested.

If you have a property to sell, it may be a large house or it may be a house with a large garden - whatever it is, a builder may see potential for flats or re-development and offer you a part exchange deal. This kind of arrangement allows you to stay in your home until your new build is finished. Many different circumstances may persuade a builder to off load a plot or two, so it's always worth a try.
Golden Rule: Whenever your approach has been unsuccessful, thank the owner for his time talking to you, and ask if he knows of any other bits of land in the area that may suit you. Get a local printer to print you some cards with your name, address, phone, mobile, and e-mail, with a funny clip-art on relating to searching or land or building, and/or print a mad message like "Homeless can you help"? These should be quite cheap to produce and you can leave one with all those you approach, to remind them of your needs.

The sources we have mentioned above are by no means exhaustive and an entrepreneurial mind will surely unearth many other possible leads. No matter where or what you are seeking, your understanding of people and people understanding you is of paramount importance. You should always put yourself in the others shoes and ask what would you make of someone asking to buy some land.

Out of town people are naturally suspicious of strangers knocking on their doors, older people and children may be frightened by a direct approach. In a lot of cases the prospective seller may become your next-door neighbor and they, yours. Immediate opinions are formed on initial approach, and it is instinctive and easy for the prospective seller to decline and withdraw, therefore you must make the prospective seller want to talk to you. Once it is established that you are not a threat, have no sinister reason to knock on the door, and are not selling double-glazing, most people will engage in conversation. A friendly, relaxed approach (which must be sincere) preferably accompanied by a female (the wife will do) will open most doors. You should both be well groomed (no crash helmets or flashing Homer Simpson ties) and very polite when making the initial approach, irrespective of the location. A form of identity is always useful in breaking down barriers.

Good luck - don't give up,
something out there is waiting for you - it just needs finding!

Chris Thorpe

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