New Build Help

dreamy2012

Hi,
I have been reading everything i can here for months but finding it really hard to get my head around it all. I'm a single female just received planning permission and need to send out plans for tender. I have no idea what level of detail i need to include to ensure i'm not being ripped off or to ensure i'm comparing like with like. I am going to attach my plans and maybe some of you could let me know what you think. I can obviously change things internally but am hoping that you won't all tell me they are daft! Where do i start making decisions - block v timber frame; insulation; heating etc etc. Oh god i'm way out of my depth!!
Thanks a million

sas

Hi,

As I see it there are 3 specific roles you could turn to:
1. Engineer
2. Architect
3. Architect Technician

My views:
1. My experience is that they typically don't get overly concerned with insulation and airtightness detailing. This may well change under the current regs. but my experience is what it is

2. Too interested in "Architectural features" to bother with things like insulation etc.

3. The way to go. I would suggest that the fact that all our of regular contributors on this forum that are from the above list, are all from 3.

If you post\PM what county you are in I may be able to point you in the direction of some people.

Welcome to the construction forum, your head will be wrecked.

MicktheMan

Ahem..., I'm an engineer and am entirely concerned with not only insulation & airtightness but also appropriate ventilation:)

But, in general, yes you're correct.

sinnerboy

Your a special case mick

MicktheMan

LOL

BryanF

Have you neighbours to the south?
I would add a Qs to sas's list as banks require costings at the moment.
I would also suggest you read up on passive house standard

dreamy2012

QS/Engineer/Architect who is the most important or what role would they play at this stage? Or maybe just a reputable builder? Who do i talk to first?

dreamy2012

BryanF wrote: »

Have you neighbours to the south?
I would add a Qs to sas's list as banks require costings at the moment.
I would also suggest you read up on passive house standard

No neighbours to the south.

MicktheMan

dreamy2012 wrote: »

Who do i talk to first?

Talk to family members, friends, friends of friends, work colleagues or anybody else you know who has built in the past. Ask them what worked, what didn't work, what they are glad they did and what they regret, is their house affordably comfortable or not, and what they would do differently if they were to do it again.

Find a good (recommended) architect technician (or engineer - ahem:)) to guide you through the various decision making stages. Meet and talk to more than one. Look for previous projects and experience. A good one will advise on pro's/con's of various build types/technologies taking your goals/preferences/budget as well as such things like building physics/thermal bridging/airtightness/ventilation/b-regs into account.
When you have done this you will be a lot better informed to proceed.

gooner99

Sorry for jumping in on this thread, but I will shortly be in a similar position once my planning comes through. With the new regs being harder to achieve and requiring more complex calculation and detailing the whole building game has to evolve beyond what was norm a few years back, but what is the best approach to take once planning has been granted. Do we employ a architect, an engineer or an energy expert or indeed are all 3 needed in order to ensure your build mets or surpasses the current regs. What are your thoughts on this, who needs to be brought on board and in what order. What approach would you guys take once planning has been granted.

sheff the ref

I would argue that the new stipulations arent necessarily all that complicated. Yes things have to be more measured than they were before, but there is no rocket science attached to greater insulation levels, air tightness, or renewable sources of energy.

MicktheMan

sheff the ref wrote: »

I would argue that the new stipulations arent necessarily all that complicated. Yes things have to be more measured than they were before, but there is no rocket science attached to greater insulation levels, air tightness, or renewable sources of energy.

On the face of it, it may seem straight forward but when you add such things as building physics, moisture control and condensation risk analysis, buildability, etc etc into the mix it can easily become a "rocket".
Remember rocket science isn't difficult or complicated to the rocket scientist.:)

gooner99

MicktheMan wrote: »

On the face of it, it may seem straight forward but when you add such things as building physics, moisture control and condensation risk analysis, buildability, etc etc into the mix it can easily become a "rocket".
Remember rocket science isn't difficult or complicated to the rocket scientist.:)

And I guess once the rocket scientist has finished his blue print, he needs to hand it over to expert builders to build the rocket exactly to plan and with great care. And that it seems is the crux of the problem, most builders have not come on board and are building houses the same way they did during the boom and if inspected I'd imagine most will not comply with the regs. From reading though posts it also seems some of the guys signing off are signing off on houses built recently to older regs. Indeed it seems some advising clients on builds that have not yet started are doing so to old regs. What chance has the house owner if the industry on the whole is not up to speed. Not taring the whole industry with the same brush, as there seems to be quite a few gems of professionals and builders on here and I'm sure more out there also.

sheff the ref

Would agree with that, shortcuts are a bigger problem than any form of rocket science.

BryanF

enough with the rockets

dreamy2012 wrote: »

No neighbours to the south.

have you thought about orientating the building south/ facing more habitable rooms south, or even just giving the 'sun' room a more southerly outlook? I'd recommend you have a read of the Passivhaus principles.

dreamy2012 wrote: »

QS/Engineer/Architect who is the most important or what role would they play at this stage? Or maybe just a reputable builder? Who do i talk to first?

you need a package of tender/construction drawings with a performance specification prepared by an arch /eng, partially dictated by a BER assessors results, the bank may well request costings by a QS based on the tender package, then the arch & QS will come in handy dealing with Builders

sheff the ref wrote: »

Would agree with that, shortcuts are a bigger problem than any form of rocket science.

major problem, often found in the gaps between contracted trades on a self-builds