1. Find a plot
Plots come up through estate agents, auctions, plot-finding websites and word of mouth, and sometimes as a garden or field next to an existing house. Check whether a plot already has planning permission, as a plot with permission costs more but carries far less risk. Look at access, slopes, drainage, flood risk and whether it's in the National Landscape.
2. Join the self-build register
Every council in England must keep a register of people wanting to build their own home, under the Self-build and Custom Housebuilding Act 2015. Sign up with North Devon Council or Torridge District Council, depending on where you want to build. It helps councils plan for self-build plots, and it's free.
3. Sort the finance
Self-build mortgages release money in stages as the build progresses, either in advance of each stage or once it's complete. Talk to a broker who knows self-build early, because the way money is released affects your cash flow during the build.
4. Plan for VAT
New homes are zero-rated for VAT. Under HMRC's DIY housebuilders scheme, self builders can reclaim VAT on many building materials. It also covers some conversions. You must claim within 3 months of completion, so keep every invoice. Check the details with HMRC or your accountant.
5. Design and planning
Use a designer who understands both planning and build costs. Get surveys done early, and budget for building regulations, a structural engineer, warranties and services connections.
6. Decide how much to do yourself
- Project manage, using trades. You run the job and book each trade.
- Builder to weathertight shell. A builder does the foundations, structure, roof and windows, and you fit out.
- Builder for the whole job. You make the decisions, and the builder delivers it.
Many people find the shell option a good balance of cost, risk and involvement.
Fixed-price planning and build packages
We price design, planning, building regulations and the build as one fixed package, agreed up front from a clear specification. No nasty surprises: the price only changes if you choose to change the job, and we agree any change with you first. How our packages work.
Need a builder for your self build?
We can do as much or as little as you need. See self builds, new builds and project management, or our Great Torrington and South Molton pages.
Quick answers
Do I need to be on the self-build register?
No, but it is free and helps councils plan for self-build plots, so it is worth joining.
Can self builders reclaim VAT?
Yes, on many materials, through HMRC's DIY housebuilders scheme. You must claim within 3 months of completion.
Can a builder just do the shell?
Yes. Many self builders have a builder take it to a weathertight shell, then fit out themselves.
Talk to us about your project
Call or text any time, or email us. We're happy to pop round for a no-obligation chat.
We work within roughly 15 miles of our base in Tawstock, including Barnstaple, Bideford, Braunton, Great Torrington, South Molton, Ilfracombe, Fremington, Instow, Northam, Westward Ho!, Appledore, Bishop's Tawton, Swimbridge, Landkey, Chittlehampton, Atherington, High Bickington and Chulmleigh.