Buying a site with FPP

dubrov

I am looking at buying a site that already has planning permission for a 3 bedroom 2-storey house, A quantity surveyor has already put together a high level estimate of the build cost which I am comfortable with.

Assuming the sale closes, who should I go to next?

From reading here, I could get the quantity surveyor to do a detailed breakdown of costs which could be used in a build tender but most builders do up their own breakdown anyway and may not want to be restricted too tightly to the QS breakdown. Should I be looking at engaging an engineer first and what service would they provide?

Given it has FPP already, do I need to engage an architect at all? I am happy with making no changes to the plans (both internal and external)

I have no building experience so if I was to project manage it all myself, how do I work out what needs to be done and when?

Lastly, I believe certificates of conformance are required at various stages of the build Does the certifier need to be involved in any other part of the build process (i.e. the designing architect needs to do the certification)?

Thanks all

mike_2009

you can still self certify although this may change. Are you happy with the existing site plans/house design?
I would do a bit of research first to check / confirm ownership via land registry, get hold of all service maps (electricity, gas, telecomms, water, sewage) and find out likely connection costs. If you're rural these could impact your budget. Do you know if the council contribution fees are paid? Normally if you're happy with the PP design, then build drawing are commissioned and a tender to builders put out. Then it's pick the best offer and away you go. You could get away with an Architectural technician. Depending on your financing your bank may require certification which requires a registered professional - an Architect presumably but you can check this, that's who I've lined up.
Sequencing is key to project managing, that would take a fair bit of research to ensure commencement notices, service applications, material ordering etc is all lined up and dealing with the inevitable delays / issues that occur onsite. Depends on your background but you may find this enjoyable or stressful..! Make sure you've a comfortable 10-20% contingency and look out for any surprises / big ticket items. Perculation test to see what type of foundation is suitable would also be useful. I'm sure there's more others will post here.....

dubrov

Thanks Mike. It is an urban build and council fees have not been paid.
I had a QS do a cost estimate based on approved planning design.
I am happy keeping the design exactly as is.

Assuming the bank don't have any special requirements, is the next step to tender to builders or engage a technical architect/architect?

Gumbo

dubrov wrote: »

Thanks Mike. It is an urban build and council fees have not been paid.
I had a QS do a cost estimate based on approved planning design.
I am happy keeping the design exactly as is.

Assuming the bank don't have any special requirements, is the next step to tender to builders or engage a technical architect/architect?

You need construction drawings in order to get a builder to price it accurately.
How will you project manage without any experience?

The bank will require stage certificates and these need to come from a qualified individual. This individual won’t issue the certs unless they are engaged to inspect the works as they progress.

So my opinion would be to enagage an engineer or similar to design the build and inspect and certify.

dubrov

Thanks for that kceire.
I have PM experience just not in construction. I assume the same skills can be applied.
I probably will not manage the project myself due to time requirements.

So I was thinking of giving the plans to an engineer to design the build.
This design would then go to tender and successful builder would project manage the work with engineer designing and certifying.

So no architect would be involved from here on at all.
If I understand correctly, I would only need them if I wanted to make the engineer's design look a bit more aesthetically appealing.

Gumbo

dubrov wrote: »

Thanks for that kceire.
I have PM experience just not in construction. I assume the same skills can be applied.
I probably will not manage the project myself due to time requirements.

So I was thinking of giving the plans to an engineer to design the build.
This design would then go to tender and successful builder would project manage the work with engineer designing and certifying.

So no architect would be involved from here on at all.
If I understand correctly, I would only need them if I wanted to make the engineer's design look a bit more aesthetically appealing.

You just have to make sure the engineer you choose does not solely concentrate on Part A (Structure) and ensure that they are reasonably well versed in the remaining building regulations.

Also, they need to interparate the architects original design with regards to finishes and overall design.

Zenify

dubrov wrote: »

Thanks for that kceire.
I have PM experience just not in construction. I assume the same skills can be applied.

My mate who's a carpenter by trade but running a lot of jobs himself for the last few years is struggling to PM jobs. His main issue is getting the right people in. everyone is too busy at the moment. without the right contacts you will have no hope as PM.

dubrov

Yeah. I am moving away from thoughts of managing the project.
I am sure it can be done but might do serious damage to my marriage .

I'll probably get the builder to project manage and get him to use a couple of guys I know for certain tasks.
Engineer can then check the quality of the work