The Darras Index

PROJECT MANAGER'S DEFINITIVE GUIDE

Building a House

in the United Kingdom

Complete Checklist · All Permissions · All Services · Start to Finish

9 Phases

Pre-Build to Handover

18–36 Months

Typical Build Duration

£1,500–3,000/m²

Typical Build Cost

15–20%

Minimum Contingency

For guidance only. Always consult qualified professionals. Regulations correct as of 2024–25.

Land & Site Acquisition

PRE-BUILD

FINDING LAND

Register with Plotfinder, Landlink, and local estate agents for land listings
Check local council planning portal for recently approved plots

Many plots are sold with planning permission already in place

Required under the Self Build and Custom Housebuilding Act 2015 — all English councils must maintain one

Search HM Land Registry for ownership details on target plots

SITE ASSESSMENT

Commission Phase 1 Desk Study (environmental & contamination review)

~£500–£2,000. Essential before purchase on any brownfield or unknown land

Check flood risk maps (Environment Agency) — confirm Flood Zone 1, 2, or 3
Confirm services available at boundary: water, gas, electricity, drainage, broadband
Check for TPOs (Tree Preservation Orders) and hedgerow regulations
Confirm site is not within Green Belt, AONB, SSSI, or Conservation Area (or understand the implications if it is)
Instruct solicitor to carry out pre-purchase land searches (title, local authority, drainage, environmental)
Commission topographical survey of the plot

~£500–£1,500. Provides accurate ground levels for the design

PURCHASE & LEGAL

Appoint a solicitor/conveyancer experienced in self-build land transactions
Check for and resolve any restrictive covenants on the land

Can prevent building; may require indemnity insurance

Confirm right of access to the plot (ransom strip check)
Complete land purchase and register ownership with HM Land Registry
Pay Stamp Duty Land Tax (SDLT) — self-build plots may qualify for reduced rate

⚠ Building Regulations ≠ Planning Permission

Planning permission controls whether you can build (size, style, appearance). Building Regulations control how you build (structure, fire safety, insulation, drainage). You need BOTH. Never start work assuming planning permission covers building control compliance.

Finance & Insurance

FINANCE

SELF-BUILD MORTGAGE

Approach specialist self-build lenders (Buildstore, BuildLoan, Ecology Building Society, etc.)

Standard mortgages won't work — you need stage-payment release finance

Choose between Arrears Stage Payment or Advance Stage Payment mortgage

Advance is more expensive but eases cashflow significantly

Prepare detailed project cost schedule for your lender
Set aside contingency fund — minimum 15–20% of total build cost

INSURANCE — MUST BE IN PLACE BEFORE WORK STARTS

Take out Self-Build Site Insurance (site, materials, public liability, employer's liability)

Must be in place before any work begins on site

Arrange Structural Warranty / Latent Defects Insurance (e.g. NHBC Buildmark, LABC Warranty, Premier Guarantee)

10-year cover; required by most mortgage lenders

Consider Professional Indemnity insurance for your architect/designer
Consider Contract Works insurance if using a main contractor

VAT & GRANTS

You have 3 months after completion to submit the claim. One-time claim only

Check eligibility for Help to Build Equity Loan (England) — Homes England scheme
Investigate any local authority self-build grants or serviced plots in your area

Design & Planning Permission

DESIGN

APPOINT YOUR PROFESSIONAL TEAM

Appoint an RIBA-registered architect or architectural designer

Check portfolio for experience with your local planning authority

Appoint a structural engineer (for full design stage)
Agree design brief, budget, programme, and scope of architect's services in writing

PRE-APPLICATION

Submit Pre-Application Enquiry (PAQ) to your Local Planning Authority (LPA)

~£150–£600 fee. Invaluable intelligence before committing to a design direction

Review Local Plan and Neighbourhood Plan for your area
Commission ecology survey if protected species (bats, newts, etc.) may be present

Must be done at the correct time of year — plan well ahead

Commission archaeological survey if the LPA requires it (check planning history)

FULL PLANNING APPLICATION

Submit Full Planning Application via Planning Portal (planningportal.co.uk)

Fee: £578 per dwelling in England from April 2024. Allow 8–13 weeks for decision

Ensure application includes: site location plan, block plan, floor plans, elevations, sections, Design & Access Statement
Respond promptly to any requests for further information from the planning officer
Review and understand all planning conditions attached to the approval

Some conditions must be discharged BEFORE work starts ('pre-commencement conditions')

Submit Discharge of Pre-Commencement Conditions applications before breaking ground
Notify LPA of start date if required (some permissions require written notice)

OTHER PERMISSIONS THAT MAY APPLY

Listed Building Consent (if converting or building near a listed structure)
Conservation Area Consent (if in a Conservation Area)
Tree works application (if TPO trees on or near site)
Apply for highway access approval from Highways Authority if creating new road access
Section 278 Agreement (highway works) or Section 38 Agreement (adopting road) if required
Community Infrastructure Levy (CIL) — check if applicable in your LPA area

Self-build properties can claim CIL exemption — apply BEFORE work starts or lose entitlement forever

Section 106 Agreement obligations (affordable housing contribution, etc.) — understand liabilities

Building Regulations & Technical Design

REGULATIONS

BUILDING REGULATIONS SUBMISSION

Choose between Full Plans application or Building Notice

Full Plans application strongly recommended for all new builds

Appoint Building Control Body — Local Authority Building Control (LABC) or Approved Inspector
Submit Full Plans including: structural calculations, SAP energy calculations, drainage design, fire safety strategy
Receive Full Plans approval or conditional approval (allow 5–8 weeks)
Understand and schedule all required Building Control inspection stages

You MUST notify BCB at each stage — failure can mean having to uncover or redo work

TECHNICAL SURVEYS & SPECIALIST REPORTS

Commission ground investigation / soil survey (intrusive investigation)

Determines foundation type (strip, raft, piled) — critical for structural design and budget

SAP (Standard Assessment Procedure) energy calculations by approved assessor

Required to demonstrate compliance with Part L — Future Homes Standard now applies to new builds

Drainage survey — confirm connection to public sewer or arrange SUDS/septic tank
Commission Overheating Risk Assessment (Part O) if required
Prepare detailed specification and schedule of works for tender/contract

Procurement & Contracts

PROCUREMENT

CONTRACTOR PROCUREMENT

Decide delivery route: main contractor, package contractor, subcontractor management (self-manage), or design-and-build
Issue tender documents to minimum 3 contractors for competitive quotes
Verify all contractors' insurance, qualifications, and references
Sign a formal written contract with your main contractor (JCT Homeowner Contract or similar)

Never proceed on a verbal agreement

Agree and issue a programme of works with milestone dates and payment schedule
Appoint a Project Manager or Quantity Surveyor if not managing costs yourself

PRE-START NOTIFICATIONS & LEGAL OBLIGATIONS

Submit F10 notification to the Health & Safety Executive (HSE) if project lasts 30+ working days or 500+ person-days

Legal requirement under CDM 2015 Regulations

Appoint a Principal Designer and Principal Contractor under CDM 2015
Notify building control officer of start date (Building Regulations requirement)
Erect site hoarding, welfare facilities, and security measures
Set up site Health & Safety file and Construction Phase Plan
Confirm waste disposal plan and register with Environment Agency if required

Groundworks & Foundations

GROUNDWORKS

SITE PREPARATION

Clear vegetation, demolish any existing structures (with relevant permissions)
Arrange temporary site electricity supply (DNO temporary connection)
Arrange temporary water supply
Mark out site and set datum levels from topographical survey
Identify and protect all underground services before digging (Call: Dial Before You Dig / LSBUD)

FOUNDATIONS

Excavate foundations to approved design depth
Building Control inspection of excavated foundation trenches before any concrete is poured
Pour concrete foundations (strip, raft, or pile caps per structural engineer's design)
Build masonry or concrete up to Damp Proof Course (DPC) level
Install ground-floor drainage runs, inspection chambers, and rodding eyes
Install ground-floor slab / beam-and-block floor including insulation
Backfill and compact around foundations

Superstructure Build

BUILD

WALLS & STRUCTURE

Construct external walls (masonry cavity, timber frame, SIP, ICF, or other agreed system)
Building Control inspection at oversite/DPC level and again at first-floor level
Install cavity wall insulation, wall ties, and cavity closers at all openings
Build internal load-bearing walls and install steel beams (RSJs) per structural engineer
Construct first floor (timber joists, metal web joists, or concrete)
Build second-floor walls/structure (if applicable)

ROOF

Erect roof structure (cut roof, trussed rafters, or engineered timber)
Install roof underlayer/breather membrane, battens, and counterbattens
Lay roof covering (tiles, slates, sedum, standing seam — per planning consent)
Install ridge, hips, valleys, eaves, verges, and all roof flashings
Install rooflights, dormers, or solar provision per design
Install UPVC/aluminium gutters, downpipes, and soakaways or connection to surface water drain
Building Control roof structure inspection

Do not tile or cover the roof structure without BCB sign-off

WINDOWS, DOORS & WEATHERTIGHTNESS

Order and install external windows and doors (FENSA or equivalent certification required)

U-values must comply with Part L — specify minimum 1.4 W/m²K for windows

Install external door thresholds with correct DPC details
Complete all external pointing, render, cladding, or brick slips per planning consent
Airtightness pressure test (Part F) — plan for this with contractor before plastering

Services Installation — First Fix

SERVICES

UTILITY CONNECTIONS — BOOK EARLY, LONG LEAD TIMES

Apply for new electricity connection to Distribution Network Operator (DNO)

Allow 3–6 months. Book well in advance of when you need power on site

Apply for new water connection to your local Water Undertaker (e.g. Thames Water, Anglian Water)

Allow 3–4 months. Submit SAR (Self-Lay Application) or use their adoption scheme

Apply for new gas connection to Cadent / SGN / Wales & West Utilities (if gas is planned)

Consider heat pumps — many new builds are now designed as gas-free

Apply for sewer connection to your local Water Undertaker (separate from water supply)
Arrange telecoms — BT Openreach full-fibre / FTTP new connection

Allow 4–8 weeks

FIRST FIX SERVICES (BEFORE WALLS ARE CLOSED UP)

First fix electrical: consumer unit position, ring mains, radial circuits, lighting circuits, data/AV cabling

Must be carried out by or certified by a Part P registered electrician

First fix plumbing: flow and return pipework, soil/waste stacks, underfloor heating manifolds
Install mechanical ventilation (MVHR or MEV) ductwork

Required under Part F 2021 for most new builds

First fix heating system — heat pump / boiler, radiator / underfloor pipework
Install EV charging point first fix cabling

Required in new builds under Building Regulations since 2022

Building Control inspection of services before closing in walls

Second Fix, Finishing & Completion

FINISHING

SECOND FIX & INTERNAL FINISHES

Install insulation to all walls, floors, and roof (meeting Part L requirements)
Plasterboard, skim plaster, or dry-lining all walls and ceilings
Second fix electrical: sockets, switches, light fittings, consumer unit commissioning
Second fix plumbing: sanitaryware, taps, bath, shower, radiators, boiler/heat pump commissioning
Install kitchen (units, worktops, integrated appliances)
Install internal doors, skirting boards, architraves, and staircases
Install final floor finishes (screed, tiles, wood, carpet)
Decorate — paint, tiling, feature walls

EXTERNAL WORKS

Hard landscaping: driveway, paths, patio (permeable surfaces required for drives over 5m²)
Soft landscaping: topsoil, seeding/turfing, planting
Boundary fencing, walls, or hedging (within permitted development limits)
Outbuildings, garages, or car ports if part of scheme
Discharge any remaining planning conditions related to landscaping or external materials

CERTIFICATIONS, COMPLETIONS & HANDOVER

Obtain Electrical Installation Certificate (EIC) from Part P registered electrician
Obtain Gas Safe certificate for boiler/gas installation (if applicable)
Commission and certify MVHR/MEV system by competent installer
Final Building Control inspection and obtain Completion Certificate

This is legal proof the building meets building regulations — keep it safe permanently

Obtain Energy Performance Certificate (EPC) from accredited domestic energy assessor

Required before occupation

Register the completed property with HM Land Registry (update title)
Convert self-build mortgage to standard residential mortgage (if applicable)
Submit VAT reclaim to HMRC (DIY Self-Build Scheme) — within 3 months of completion
Convert site insurance to standard buildings and contents insurance
Register address with Royal Mail (new build address application)
Register for Council Tax with your local authority
Compile full O&M (Operations & Maintenance) manual including all warranties, certificates, and as-built drawings

Essential reference for future maintenance, insurance claims, and resale

Approximate Budget Breakdown

A rough guide only. Costs vary enormously by region, specification, and build system. Always obtain multiple quotes and maintain a 15–20% contingency.

Item

Typical Cost Range

Notes

Land

Varies massively by region

Biggest regional variable

Design & surveys

£15,000 – £35,000

Architect, structural engineer, surveys

Planning & BCB fees

£2,000 – £6,000

Including condition discharges

Groundworks & foundations

£30,000 – £80,000

Highly site-dependent

Superstructure (to watertight)

£80,000 – £200,000

Per 150m² house

Services (M&E, utilities)

£40,000 – £90,000

Includes utility connections

Internal fit-out & finishes

£50,000 – £150,000

Depends on specification level

External works & landscaping

£15,000 – £40,000

Insurance & warranties

£3,000 – £8,000

CONTINGENCY (minimum 15–20%)

Budget × 0.15–0.20

Non-negotiable — do not skip

A House Build Project Guide