Self Builds - 2016 - 2018

realflash17

I would be really interested to get the experience of those that have completed or are completing a self build in the past year or two.
There is lots of information available in terms of building materials, heating systems, and contractors.
I am not looking to fire up a debate on what approach is best in peoples own opinions, I would just be very interested to get some real experiences of what people went for and would they do the same again. 
Timber or Block (or combination)
Heating Systems 
Architect/Surveyor Lead or direct labour

Thanks

B-D-P--

Your basically asking us to summarize the last 2 years of this thread.

Spend some time and have a read of it.
https://www.boards.ie/vbulletin/showthread.php?t=2055036901

realflash17

Sorry I did not realise this thread existed, just checked the important threads now, that section is new to me.

Robert Allen

Hi, heres my experience, nearly finished a self build.

If i was to go again id look at getting a builder or a project manager at least. Definitly get a Qs to do a pricing to see how much you might save compared to what the builders quoted.

The build is taking too much time - if i had a builder we would already be in the house. Plus im not sure, all things considered there was a massive saving - im paying full vat tax etc, renting a house for longer, paying full price on materials and labour. A registered builder might be able to save in this department. Plus long days and weekends away from the family etc take its toll. Not easy to do when working full time.

Had a few injuries lifting and dragging things about the place too so thats something to be conscious of also!!

You definitly need to stay on top of design details etc - dont assume the guys doing the jobs will do it to best practice. I got burned by a few things, windows in particular and a few issues around that. Would never go near that company again, the Rep was cronic. That company wasnt from leinster, ulster or connaught.

To conclude the above id say get a builder or else make sure you have a simple enough house design. Weve a lot of steel RSjs, vaulted roofs, 2 story build & not a basic footprint so its a bit of work.

I cant comment too much as we are not in it yet but we have block build, 150mm cavity, Air to water, ufh upstairs and downstairs, heat recovery, concrete slabs, 2 wood burning stoves - hopefully we will be happy with that.

Only things i might change is put insulation board in cavity instead of bead, would put in a bigger than 7inch rafter - easier to get more insulation or foam up there, would use more up to date methods for closing openings around windows and at wall plate level etc - the block layers were a little old school and left it exposed to cold bridges in areas.

Wouldve liked to explore solar pv or at least get it plumbed for solar panels but between not knowing much about PV, not having time to figure it out and then the costs involved we didnt do that.

In short im thinking of starting a selfbuild support group!! Its a right pain at the moment but only 6 months or thereabouts to go.

If there's anything else let me know.

Either way best of luck with it!!

B-D-P--

Robert Allen wrote: »

The build is taking too much time - if i had a builder we would already be in the house.

Out of curiosity, How long are you building for?

JimmyMW

Robert Allen wrote: »

Hi, heres my experience, nearly finished a self build.

If i was to go again id look at getting a builder or a project manager at least. Definitly get a Qs to do a pricing to see how much you might save compared to what the builders quoted.

The build is taking too much time - if i had a builder we would already be in the house. Plus im not sure, all things considered there was a massive saving - im paying full vat tax etc, renting a house for longer, paying full price on materials and labour. A registered builder might be able to save in this department. Plus long days and weekends away from the family etc take its toll. Not easy to do when working full time.

Had a few injuries lifting and dragging things about the place too so thats something to be conscious of also!!

You definitly need to stay on top of design details etc - dont assume the guys doing the jobs will do it to best practice. I got burned by a few things, windows in particular and a few issues around that. Would never go near that company again, the Rep was cronic. That company wasnt from leinster, ulster or connaught.

To conclude the above id say get a builder or else make sure you have a simple enough house design. Weve a lot of steel RSjs, vaulted roofs, 2 story build & not a basic footprint so its a bit of work.

I cant comment too much as we are not in it yet but we have block build, 150mm cavity, Air to water, ufh upstairs and downstairs, heat recovery, concrete slabs, 2 wood burning stoves - hopefully we will be happy with that.

Only things i might change is put insulation board in cavity instead of bead, would put in a bigger than 7inch rafter - easier to get more insulation or foam up there, would use more up to date methods for closing openings around windows and at wall plate level etc - the block layers were a little old school and left it exposed to cold bridges in areas.

Wouldve liked to explore solar pv or at least get it plumbed for solar panels but between not knowing much about PV, not having time to figure it out and then the costs involved we didnt do that.

In short im thinking of starting a selfbuild support group!! Its a right pain at the moment but only 6 months or thereabouts to go.

If there's anything else let me know.

Either way best of luck with it!!

Id join that support group, absolute nightmare from start to finish, i have had to compromise on almost every trade with imperfections everywhere, should be in in the next 8 weeks or so, but id never do it again. Best of luck but if you can afford a contractor you will have more hair left when you finish.

Robert Allen

B-D-P-- wrote: »

Out of curiosity, How long are you building for?

Poured foundations Sep 2015. Few delays for example, Architect said i needed a truss roof but turned out i needed a cut roof - that took two months to sort. Id to wait for floor insulation - another few months. Ordered windows but it was around christmas holidays - another few weeks. And, this isnt a lie, stonemason, electrician, roofer and the facia guy all had work related accidents which delayed it another few months. ( main thing is theyre ok)

To be honest the architect/bank/draw down area is a dose too. If we were given the full mortgage into our hands we would have it built by now. Architect / certifier isnt overly helpful in this regard but i guess hes by the book which i understand.
( i have heard of other's who give more leeway with funds which have helped them to just get it built)

Best thing to do is to spend a month getting it priced then seek a professional who can give you a price on the overall as a self build. My thinking was that i didnt want to give a builder a ball of cash and that i could manage it myself - this isnt the case as i think the builder can get vat back and get better rates on labour and materials.

realflash17

Wow over 2 years, that scares me!
Can I ask where the architect and the QS start and end, will the architect basically design the building then step away, then the QS will break the build down into a bill of quantity. Are there architects offering both of the these services as presumably the architect would need a fair amount of pricing knowledge in order to design to budget.

GLENNFALLON

Hi.
We broke ground on our self build in April 2016. Moved in June 6th 2017. Would I do it again? Mmm probably not.. We buith a 1600sq ft bungalow. Block, full fill cavity, MHRV. Geothermal HP. Triple glazed windows. Airtightness. But man it was a headache. It took up so much of my time, and when I wasnt on site, I was organizing trades, sleepless nights were very common. Everything I needed I look for three different prices. Things move slow when you self build.. If I had to do it again, Id get a contractor... I dont know if we saved money, cause I never got it priced...

ustari

Started building with a fixed price contact with a builder in mid March. Got into the house early December so 9 months or so. I have no clue so no chance of me doing it as "self build".

Went very well overall and as above I did not have to deal with many stressful situations.

We learned that with most things we were able to save considerably by shopping around (kitchen, flooring, sanitary ware etc). Especially buying from the UK for one offs like vanity units etc.

Try to keep on top and as close to your budget as possible but you will most likely overspend so keep this in mind. Haven't heard of many who got in on budget.

Robert Allen

realflash17 wrote: »

Wow over 2 years, that scares me!
Can I ask where the architect and the QS start and end, will the architect basically design the building then step away, then the QS will break the build down into a bill of quantity. Are there architects offering both of the these services as presumably the architect would need a fair amount of pricing knowledge in order to design to budget.

Some architects leave you to it - im not your builder type of approach.

Others are better and will be more hands on for the agreed package or for extra cash.

There are qualified professionals qs/ arch or similar who will bring you from planning to finish and offer a project management type thing. 7 or 8 thousand is what a friend was quoted i think, maybe im way off.

Def get a qs on board. The banks dont require one but it will mean you will have less hassle later. Defo take as much of the mortgage as the bank offer! We didnt, plus the Architect just did a costings for a figure we gave him without any input into prices etc. This meant we had major problems / paperwork to get more money when the original costings were miles off the actual prices.even though we were approved for way more to begin with.

Robert Allen

Sounds like you should take advice from users ustari and GLENNFALLON!! - serious times for self build lads, fair play.

caddy16

GLENNFALLON wrote: »

Hi.
We broke ground on our self build in April 2016. Moved in June 6th 2017. Would I do it again? Mmm probably not.. We buith a 1600sq ft bungalow. Block, full fill cavity, MHRV. Geothermal HP. Triple glazed windows. Airtightness. But man it was a headache. It took up so much of my time, and when I wasnt on site, I was organizing trades, sleepless nights were very common. Everything I needed I look for three different prices. Things move slow when you self build.. If I had to do it again, Id get a contractor... I dont know if we saved money, cause I never got it priced...

Do you mind me asking what size Heat Pump you have for that size house?

voyager1

We are currently in the middle of a self build - (2 storey + garage, A2W, mhrv, slabs, 150mm cavity)
Most of my hassle came with getting the mortgage sorted before the build actually started.  We bought the site and had it to subfloor before getting the mortgage.  Wasted a year by getting messed about by my bank, eventually got it sorted by going to another bank (pm for details if interested) Wish I had went to them alot earlier as it was very straight forward in the end up.

Although the lads above experienced a lengthy build by going project manager, I think it really depends on the tradesmen you get to do the different parts.  Part of the condition of getting the job was to come when they say they will and stay until it was done with payment at the end (no daily rates).
The blocklayer started at the end of July, start of August 2017, and as of today we are in the middle of 2nd fix with heating hopefully going on the weekend and hopefully moving in middle of February.  Considering the time of year completing in 7 months is definitely very achieveable as a self builder.

A few things we learned through the process.
- if you're prepared to do a lot of ringing around there is  a massive variance of prices even for the same product.
- don't underestimate how much your self build will consume your entire life for the duration of your build
- get prices for entire job instead of day rates
- lots of good online resources (esp boards.ie)

Although it has been pretty stressful I have enjoyed process for the most part. I like the fact that if you project manage it yourself you get to choose exactly the quality of material you put in your house.  Even if its only small jobs doing some stuff yourself can cut down on costs.  By not getting a contractor the amount I've saved will prob be enough to put in my kitchen and bathrooms.

Anyhow best of luck with it

B-D-P--

We're to move in in march, Complete self build, Decided everthing myself, organised everyone myself, and done alot of the donkey work.

Would I do it again? Absolutely.
I got to make so many on the spot decisions that I'm glad it was me making.

Is it stressful? Only if you stress easy.

If you can move back to low rent or even home for the build, Your laughing it.
We broke ground around a year ago now.

I can honestly say, get good trades, spend a little more, Listen to the trades but do your own research, Dont be a know it all to them, and they'll have mutual respect.

I fully enjoyed the build, its coming to the interior stage now so its more decision making about what colour tile and kitchen, so from what I can see the main job is done.

I have no previous trade expierience, software developer, But am well capable of DIY and through this and that, Know enough.

Google is your friend, Set aside a week to research decisions, sometimes more. Our stove toke me 3.5 months to decide.

All worth it in the end.

babybuilder

realflash17 wrote: »

I would be really interested to get the experience of those that have completed or are completing a self build in the past year or two.
There is lots of information available in terms of building materials, heating systems, and contractors.
I am not looking to fire up a debate on what approach is best in peoples own opinions, I would just be very interested to get some real experiences of what people went for and would they do the same again. 
Timber or Block (or combination)
Heating Systems 
Architect/Surveyor Lead or direct labour

Thanks

Broke ground on 21 august 2007 and moved in 18 September 2008. I project managed the whole lot. I got a good architect to draw up plans and handle the planning end of things. That went smoothly enough. Got plans QS'ed. Eventually went for timber frame with block on outside. 9"wall super-insulated. Got one subie to take on block work, electricals and first and second fixing. I project managed frame, plumbing, ground work, windows etc. Windows were triple glazing Austrian and are and were a nightmare. My experience of trades is that it's always damage limitation and compromise. Doesn't matter how good they are. They are not your friend and always hold back payment until you are happy with the work. Would I do it again.? Absolutely not. Very stressful. I think I probably aged 5 years in that one year. Mind you my dad died in the same year and my youngest was born. I think I'd go with a contractor and there are good ones about. Did I save? Not really. Big mortgage in the end. If you are super-organised and stick to budgets it's possible. Not for the faint hearted.

Oops just saw title - 2016 to 2018

realflash17

voyager1 wrote: »

We are currently in the middle of a self build - (2 storey + garage, A2W, mhrv, slabs, 150mm cavity)
Most of my hassle came with getting the mortgage sorted before the build actually started.  We bought the site and had it to subfloor before getting the mortgage.  Wasted a year by getting messed about by my bank, eventually got it sorted by going to another bank (pm for details if interested) Wish I had went to them alot earlier as it was very straight forward in the end up.

Although the lads above experienced a lengthy build by going project manager, I think it really depends on the tradesmen you get to do the different parts.  Part of the condition of getting the job was to come when they say they will and stay until it was done with payment at the end (no daily rates).
The blocklayer started at the end of July, start of August 2017, and as of today we are in the middle of 2nd fix with heating hopefully going on the weekend and hopefully moving in middle of February.  Considering the time of year completing in 7 months is definitely very achieveable as a self builder.

A few things we learned through the process.
- if you're prepared to do a lot of ringing around there is  a massive variance of prices even for the same product.
- don't underestimate how much your self build will consume your entire life for the duration of your build
- get prices for entire job instead of day rates
- lots of good online resources (esp boards.ie)

Although it has been pretty stressful I have enjoyed process for the most part. I like the fact that if you project manage it yourself you get to choose exactly the quality of material you put in your house.  Even if its only small jobs doing some stuff yourself can cut down on costs.  By not getting a contractor the amount I've saved will prob be enough to put in my kitchen and bathrooms.

Anyhow best of luck with it

Do you mind me asking if you have a trade background or were you well connected to trades people?

Fair play it sounds like it is going as well as could be

realflash17

B-D-P-- wrote: »

We're to move in in march, Complete self build, Decided everthing myself, organised everyone myself, and done alot of the donkey work.

Would I do it again? Absolutely.
I got to make so many on the spot decisions that I'm glad it was me making.

Is it stressful? Only if you stress easy.

If you can move back to low rent or even home for the build, Your laughing it.
We broke ground around a year ago now.

I can honestly say, get good trades, spend a little more, Listen to the trades but do your own research, Dont be a know it all to them, and they'll have mutual respect.

I fully enjoyed the build, its coming to the interior stage now so its more decision making about what colour tile and kitchen, so from what I can see the main job is done.

I have no previous trade expierience, software developer, But am well capable of DIY and through this and that, Know enough.

Google is your friend, Set aside a week to research decisions, sometimes more. Our stove toke me 3.5 months to decide.

All worth it in the end.

Great to hear some positive experiences too

voyager1

realflash17 wrote: »

voyager1 wrote: »

We are currently in the middle of a self build - (2 storey + garage, A2W, mhrv, slabs, 150mm cavity)
Most of my hassle came with getting the mortgage sorted before the build actually started.  We bought the site and had it to subfloor before getting the mortgage.  Wasted a year by getting messed about by my bank, eventually got it sorted by going to another bank (pm for details if interested) Wish I had went to them alot earlier as it was very straight forward in the end up.

Although the lads above experienced a lengthy build by going project manager, I think it really depends on the tradesmen you get to do the different parts.  Part of the condition of getting the job was to come when they say they will and stay until it was done with payment at the end (no daily rates).
The blocklayer started at the end of July, start of August 2017, and as of today we are in the middle of 2nd fix with heating hopefully going on the weekend and hopefully moving in middle of February.  Considering the time of year completing in 7 months is definitely very achieveable as a self builder.

A few things we learned through the process.
- if you're prepared to do a lot of ringing around there is  a massive variance of prices even for the same product.
- don't underestimate how much your self build will consume your entire life for the duration of your build
- get prices for entire job instead of day rates
- lots of good online resources (esp boards.ie)

Although it has been pretty stressful I have enjoyed process for the most part. I like the fact that if you project manage it yourself you get to choose exactly the quality of material you put in your house.  Even if its only small jobs doing some stuff yourself can cut down on costs.  By not getting a contractor the amount I've saved will prob be enough to put in my kitchen and bathrooms.

Anyhow best of luck with it

Do you mind me asking if you have a trade background or were you well connected to trades people?

Fair play it sounds like it is going as well as could be

No background in trade at all, in fact I'm fairly unless in most regards to most things, according to the wife anyhow! ;-) No real connection to trades either, I had to sub in all the different trades.  That being said there was still stuff I was able to do myself, that didn't require a massive amount of skill that saved a few thousand eg floor insulation, loft insulation, air tightness tape for the windows etc

It has gone fairly well but it hasn't been without it's snags also.  Getting the house dried out at this time of the year is proving very difficult which can slow things up.  Also due to the weather I had the scaffolding up longer than Id wanted. In fact scaffolding was an expense I hadn't really forseen.  Along with a few other things.  It's very easy to lose a week here and there between trades and expecially when it require overlap eg brickie and roofer, and those weeks can turn into months very easily if you don't have the pressure on.  By the sounds of it I've been quite lucky with the trademen I've got.

As BDP says it will all be worth it in the end, I hope!

B-D-P--

voyager1 wrote: »

Getting the house dried out at this time of the year is proving very difficult which can slow things up. 

Ohh god yes,, Its the worst, But even a contractor would have this issue.

realflash17

Any of you at the stage that you can comment on the heating solution implemented.

Heard some reports that some of them can be noisy, thinking it was MRVH

Price
Efficiency
Noise
Usage

B-D-P--

MRVH is not heating, its ventilation,
It retains heat but thats different.

You need a heating source and a ventilation source.
A quick google and you'll be away.