The self build journey, stage by stage
- Find the right plot. Check access, utilities, ground conditions and its planning history before committing.
- Get the design through planning. Once the basic design is agreed, the next job is preparing and submitting the planning application.
Sort the money and warranty. If you’re borrowing, your self-build mortgage needs to work around the build programme. - Start building. Groundworks and foundations come first, followed by the shell, first fix, second fix and finishes.
- Get signed off. Once Building Control is satisfied, you’ll receive the completion certificate and the house is ready to move into.
What makes a good building plot?
Good plots are hard to find, and price is rarely the only thing worth checking. We look at whether machinery can actually get onto the site, how far mains services have to be brought in and what that’s likely to cost, and what the ground conditions mean for the foundation design. Planning status matters too. A field with outline consent already granted is worth a lot more, in every sense, than a field where you’re hoping consent might follow.
Planning permission for a new build
A new house needs full planning permission. The council will look at the design, the scale, access arrangements, and how the house sits next to neighbouring properties, and it’s a more involved application than a householder extension. Large parts of Herefordshire and Gloucestershire also fall within protected landscapes, including the Wye Valley and Cotswolds National Landscapes. Applications there can face closer scrutiny. Knowing what the local planning authority has accepted before can make a real difference. Our design and planning service prepares the drawings and handles the application, and we’ll tell you early what we think is realistic.
Paying for it: self build mortgages and the VAT you can reclaim
A self build mortgage doesn’t arrive as one payment. The lender releases funds in stages, usually tied to milestones like completed groundworks or a weathertight shell, so you’re borrowing as you go rather than upfront.
The VAT rules are actually quite favourable for self-builders. Work done by a VAT-registered contractor on a new dwelling, including materials they supply and fit, is zero-rated, so no VAT gets charged on that portion in the first place. Materials you buy yourself work differently. You pay VAT at the till and claim it back afterwards through the DIY Housebuilders’ Scheme. For homes completed on or after 5 December 2023, HMRC gives you six months from completion to submit the claim, so it’s worth keeping every invoice from the start rather than trying to reconstruct them later. Some projects also qualify for a Community Infrastructure Levy exemption, though this depends on the council, so it’s worth asking early.
Warranties and building control
Most lenders and any future buyer’s solicitor will want to see a structural warranty in place, usually a ten-year policy covering defects. Building Regulations approval runs alongside that. An inspector checks the work at set stages as the build progresses, and once everything’s signed off you get the completion certificate. We arrange the warranty and manage the Building Regulations inspections.
How we can help
A self-build means juggling land, design, planning, finance and a long list of trades. And all of that is happening while you’re still choosing windows, kitchens, finishes and everything else that goes into the house. We can take on the whole project from sketch to handover, or just the parts you don’t want to manage yourself. What something costs depends on the plot and the spec, so we price against your actual drawings rather than giving you a number before we’ve seen either.
Frequently asked questions
Do I need planning permission to build my own house?
Yes. A new dwelling always needs full planning permission, which is more involved than a householder extension application. The council assesses the design, scale, access and impact before deciding. In protected areas such as the Wye Valley and Cotswolds National Landscapes, the bar is higher, so local knowledge matters. We prepare the drawings and handle the application as part of our design and planning service.
Can I reclaim the VAT on a self-build?
In most cases, yes. When you use a VAT-registered contractor, their labour on a new home is zero-rated, so you do not pay VAT on it. For materials you buy yourself, you can reclaim the VAT through the DIY Housebuilders’ Scheme once the home is complete. It is a single claim, made within six months of completion for homes finished on or after 5 December 2023, so keep every invoice from the start. We help you keep the paperwork straight.
How does a self build mortgage work?
Differently to a normal mortgage. Rather than one lump sum, the funds are released in stages that follow the build, so money arrives as you reach each milestone. This keeps your cash flow manageable through the project. We can set out the likely stage payments for your build so there are no surprises.
What is the difference between self build and turnkey?
Self build means you take responsibility for creating the home, keeping close control of the decisions and often the project management. A turnkey build hands the whole journey, from design through to a finished, move-in-ready home, to a single team, so you deal with one point of contact and far less day-to-day involvement. We offer both and can advise which suits you.
How long does it take to build a house?
It depends on the size, the design, the ground conditions and the specification, so we set out a realistic timeline for your specific project before work begins rather than quoting a standard figure. What we can promise is a clear programme and one team accountable for keeping to it.
Useful links
Official guidance on the rules covered in this guide:
