Cost of Building a House

How Much Does It Cost to Build a House?

The cost to build a house in the UK is impacted by many different factors, which we will break down here. However, to give you a broad average, to build a 3-bedroom house, you can expect to pay between £126,000-£300,000, or around £1,800 per m².

First, let's consider the type of house that you are looking to build. The options are broad-detached, semi-detached, terrace and bungalow. However, from here, you can build a standard, premium or luxury-level home. All of this will impact the price. Add to this the size of the home, the location that you are building in, the complexity of the overall design, and the price of a self-built home, which could differ widely from project to project.

To help you visualise how this differs from option to option, we have pulled together a helpful cost table below.

New House Building Prices

Check out the table below for all the prices included in building a new house:

Labour Costs and Time Frames

A good portion of the costs of your new build home will come from labour and the tradespeople that you employ to complete your project. There will be many people involved in the project, each with very different specialisms, and each is as important as the last.

Of course, it takes a lot of careful planning to build a self-built home, and the average cost of your home is 40%, which will be in labour. Your main contractor, who will communicate with everyone involved in the project, will charge around £240-£320 per day, and they are crucial to the project being a success.

Within the team, there will be a structural engineer who will charge around £90-£200 per hour, labourers who cost between £180-£240 per day, scaffolders who charge £200-£280 per day, bricklayers at £240-£320 per day and a roofer who will cost £220-£320 per day.

Of course, there may be others involved in the project as every house is different, but this is typically the core of the labour team.

The timeframe for a self-build home varies depending on the chosen construction method:

• Traditional Brick: Typically takes around six to nine months. It is generally slower compared to other methods due to drying times and more labour-intensive processes.
  
  
• Timber Frame or Modular: Often taking as little as three to six months, as much of the construction can be prefabricated off-site. However, the lead time for manufacturing these components should be considered.

The actual timeframe depends significantly on the efficiency of project management and the availability of materials and skilled labour. Opting for a main contractor can streamline the process but may increase costs due to project management fees, typically about 15% of the build cost.

Additional Considerations

To make sure you can plan and budget, take a look at these additional considerations:

Location

The cost of labour differs from region to region, with higher rates charged in large cities like London and more affluent areas like the South East. Similarly, remote areas also face higher costs for trades due to travel and access difficulties.

Unforeseen Costs

There are unlikely but potential unforeseen costs. As they are unforeseen, they are hard to forecast, but they could include things like poor soil conditions, sloping ground or any time delays due to a whole host of factors like adverse weather conditions and material availability.

Overall, a well-compiled project timeline can help control costs, keep to timeframes and deadlines, and ultimately make the process much swifter and more efficient. Your main contractor will be your main support here to help you achieve your dream home, so make sure you choose one wisely!

Cost Affecting Factors

Here are the different cost factors that you need to consider when building a new house:

Location

Land prices will affect the overall cost of your self build project quite substantially, and of course, all of the prices quoted throughout this guide are on the assumption that you already possess the land to build on. Not just the price of the land the cost of local regulations, and the availability of materials in your area will impact the overall cost.

For example, if there are crucial materials unavailable in your area, you may need to travel farther to secure those materials, adding on transportation costs and may even delay your completion date, which in itself can incur more costs from tradespeople.

Design Complexity

Unique architectural features and designs can add more cost to the overall price of your self built home. For example, if you opt for some complex geometrical roofing patterns or a house with a unique shape or layout, this will add more architectural planning costs, and the tradespeople will have a more complex design to achieve.

Material Choice

The choice of materials is a key consideration when building your self-built home.

Brick and block is the traditional way of building a home in the UK, and it tends to be less expensive than a timber frame in a material sense. However, it does attract more costs with labour due to the process taking almost twice as long. With a timber frame, you can increase the speed of construction even more with prefabricated materials to incorporate things like insulation.

Additionally, the increased energy efficiency that timber frame offers could make it a worthwhile investment. Due to the use of airtight panels, the thermal efficiency of timber frames is far greater than brick and block. Over time, this will greatly reduce your heating costs, and your home will retain heat efficiently.

When it comes to durability, there is no right or wrong answer, as both timber frames and brick and blocks are low maintenance and can withstand adverse weather conditions. Of course, moisture is the biggest threat to a timber frame home, but provided that moisture risks are designed out in the planning stage and all the necessary precautions are taken on the frame, there should be no issues.

A last point on materials is to note that timber frame is the sustainable choice. The timber used in these frames should be sourced from sustainable forests, and ultimately, timber frame homes have a lower carbon footprint compared to traditional brick-and-block, as, while durable, bricks require significant energy to produce, which increases their environmental impact and carbon footprint.

What Does Building a House Entail?

It cannot be overstated that building a house is a complex process that requires many steps: careful planning, budgeting, coordination across a number of professionals, and the requirement to make crucial decisions throughout. Here is a breakdown of the major steps involved:

Planning and Design

• Site Selection and Purchase: Of course, first, you must purchase a plot of land that meets your needs, both location and size and ensure that it is zoned for residential construction. At this point, it would be very beneficial to conduct soil tests and site surveys to determine the suitability of the land for the project you want to complete.
  
  
• Design and Permits: Here, you will coordinate with your architect or designer to develop the house plans that align with your budget and vision, along with suiting the local building regulations the architect or designer can advise on. From here, you will need to obtain planning permission and building permits from the local authority, which can be a lengthy process.

Budgeting and Financing

• Budget Planning: A firm budget is essential, so at this point, outline your total budget, including costs for materials, labour, permits, and contingencies. When building a house, costs can vary widely based on the house’s size, location, and materials used, as we have explored throughout this guide.
  
  
• Financing: Alongside the budgeting, secure any funding required beforehand to avoid any nasty surprises down the line. Some lenders will even offer self-build-specific mortgages that stagger out payouts at points during the construction process to help you keep track of your budget effectively.

Site Preparation

• Clearing and Excavation: The site is prepared to clear trees, rocks, and debris, and from here, the site will be excavated for the foundations, which may involve levelling the ground and drainage work.
  
  
• Foundation Work: Once the excavation work is complete, the foundations will be laid according to the house design.

Building the Structure

• Framing: Whichever material you have opted for will be erected at this point as a structure, including walls, floors and the roof.
  
  
• Roofing and Exterior Work: The roof will be installed next before the exterior items, like windows and doors, are installed to form the shell of the house. This is a crucial step as it makes the house weatherproof.

Systems Installation

• Plumbing and Electrical: At this stage, the plumbing and electrical work will be completed. This will also be signed off to ensure compliance with relevant standards and regulations.
  
  
• Insulation: Insulation will be added to the walls and floors for thermal efficiency and, again, to comply with all regulations regarding energy efficiency.

Interior Finishes

• Here, all interior finishes, such as plastering, decorating, and any other interior specifications from the house plan, will be completed.

Landscaping and Exterior Finishes

• Complete exterior work, including driveways, pathways and gardens.

Final Inspections and Certifications

• Inspections will now take place to ensure that everything meets the relevant regulations and standards before being signed off and handed over to the homeowner.

DIY vs. Professional House Building

Building a home is complex; not only is it difficult in a sense of coordination and completion, but it is also difficult to ensure that the home meets all the specific regulations. It would simply be near impossible to build a house as a DIY project, as so many different industry professionals are required for different elements of the build. However, you, as the homeowner, are massively involved in the planning stage as it is your bespoke home. Additionally, there will be a large amount of decorating and finishing work that can be completed as a DIY project.

The most important job for you as a homeowner is to hire a professional main contractor. This person will carry the house build from planning to completion, so ensuring that you make the right choice at this first stage is crucial.

Finding a tradesperson has never been easier than in the modern age of the internet. There are many independent and unbiased websites that not only have all the contact details for finding housebuilders but also provide reviews and scores from people who have hired them before. Typically, this is the best way to find a tradesperson with confidence that they can achieve what you need.

You can never count out word of mouth either, especially from someone who has had similar work completed by a tradesperson. If you know of anyone who has self built their own home, why not ask them about the main contractor they used and how they found the entire process? If you can see the work first-hand, you’ll be confident and more relaxed about the hire.

Never take the first quote or tradesperson you meet. Instead, meet and speak with 2-4 to ensure that you are not being unfairly priced and that the person you hire is the best fit for your vision and budget.

Compliance and Regulations

To build a home in the UK, there are specific building regulations to adhere to to ensure that your project meets minimum standards for health, safety, accessibility, and sustainability.

Here’s an overview of the key regulations and processes involved, however, your main contractor will be responsible for ensuring they are met, so this is just an overview for your knowledge:

Key Building Regulation Parts:

• Structural Integrity (Part A): This relates to aspects like foundation stability and load-bearing capacity.
  
  
• Fire Safety (Part B): This covers fire alarms, escape routes, and using fire-resistant materials. Fire safety is crucial and impacts both the layout and material choice for the building.
  
  
• Site Preparation and Resistance to Contaminants and Moisture (Part C): Regulations here cover issues like waterproofing and the prevention of harmful ground gases.
  
  
• Ventilation (Part F): This covers proper ventilation, which is required to maintain air quality and reduce condensation, particularly in bathrooms and kitchens.
  
  
• Energy Conservation (Part L): This refers to energy efficiency standards covered by insulation, efficient heating systems, and double glazing.
  
  
• Electrical Safety (Part P): This ensures that electrical installations are safe, with self-builders required to use certified electricians.
  
  

Each of these parts is detailed in the government’s approved documents, which provide guidance on compliance.

Approval and Inspection Process

As a self-builder, you will be required to submit a detailed application for Building Regulations approval. This is completely separate from planning permission and typically involves:

• Submitting Plans: The application should include technical drawings that outline compliance with the building regulations. Full plan applications are common, as they provide the local authority or inspector with comprehensive information about the project.
  
  
• Inspection: Once approved, the building control will visit the site at key stages to ensure that work is being completed according to the plans provided. You must notify the inspectors before commencing each stage of work.
  
  
• Final Certificate: Once the house is complete and all inspections are final and satisfactory, you will receive a completion certificate confirming that your building complies with Building Regulations. This document is crucial if you wish to sell the property in the future.

The planning permission process for building your own home in the UK involves a few steps:

1. Pre-application stage: At this stage, research the local planning policies to be aware of what types of developments are allowed, what aesthetics are permitted, and what the potential impact on surrounding environments is. Many councils offer pre-application advice services that can help you at this stage.
   
   
2. Submit the application: It is most likely that you will need to submit a full planning application that covers everything from the site plan, building dimensions, materials and more. From here you will need to submit this with supporting documents like architectural plans and drawings and other supporting information required. At this point, you will pay the £462 fee.
   
   
3. Application Review and Public Consultation: Once submitted, the local planning authority (LPA) will review your application to ensure that everything has been provided, including documents and fees. This process takes about a week, and after validation, a consultation period begins, lasting around 21 days.
   
   During this time, neighbours, local organisations, and agencies such as the environment agency can review and comment on your plans. Your application details will also be posted publicly on the council’s website, and site notices may be displayed. In addition, a planning officer may visit your site to assess how the proposed development would fit with the surrounding environment.
   
   
4. Decision: Following these processes, a decision will be made. If your planning permission is rejected, you can appeal the decision, but of course, no construction work can be undertaken until this appeal has been heard. If approved, you can proceed in line with the plans submitted.
   
   

FAQs

Include a section with frequently asked questions, such as:

Sources

https://www.gov.uk/planning-permission-england-wales
https://www.fmb.org.uk/find-a-builder/ultimate-guides-to-home-renovation/self-build-the-ultimate-guide-to-building-a-house.html