QS and Project Manager for Self Build

[Tuna]

As there are a lot of people in the business on here, I thought it might be worthwhile putting this out there.

We might get planning permission for our self build shortly. Whilst I'm happy enough getting to grips with the technicalities of building the thing, I'm not about to kid myself that I have the skills, experience or copious free time required to manage the project. So we're planning on using a project manager and/or QS so that we can have someone with the necessary experience, knowledge and contacts to push things through before we all die of old age and boredom. I'm also of the (possibly foolish) belief that if we can keep the project ticking along at a decent pace and reduce waste, we can keep our budget down despite paying for extra people to be involved. Our architect can help in some capacity, and as our foundations are likely to be non-trivial (fenland peat marshes) we'll probably be getting geotech and structural engineers invovled too. It's all getting a bit busy, but in this case I feel many hands can make light work so long as there's someone around to steer the ship.

So, any advice? What sort of rates should we expect? Can we expect to actually save money this way? Will it benefit us on a small one-off building? Any good or bad experiences? Know anyone in the Cambridge area with SIPs experience?

[Plotloss]

Doesnt using SIPS massively cut down the amount of lenders you can lend from?

Heard something about this recently, not sure how true it is though.

[scotal]

Plotloss said:

Doesnt using SIPS massively cut down the amount of lenders you can lend from?

Heard something about this recently, not sure how true it is though.

Some lenders are really wary of anything that isn't "standard construction", but there is at least one lender i can think of who will do it at the construction stage, you may well limit your options for remortgages though.

I'm guessing that if enough houses are built using SIPS, the lenders will become more comfortable with them.

[Xenocide]

http://pistonheads.com/gassing/topic.asp?h=0&t...

[satans worm]

I'm currently building a bungalow (just reached first fix stage) and project managing it myself.
It is time consuming and you need to be able to take lots of half day holidays from work to meet/greet and explain things to the trades, however it does feel good being in control (or at least kidding yourself your in control !!) of the build. Good trades people who understand your situation and you can trust is a must.

I have no doubt a project manager who can dedicate all their time to the build will not only get it going quicker but will save money on getting the cheapest materials, if they save the same amount as they cost then that would be great, but i still like the satisfaction of knowing the build intimatly.

My biggest problem is that we are building in suffolk and me and the wife both work in London so with an almost 2hour door to door commute, it can be differcult to get to the site if their is any major problems (not that ive had to yet, many fingers crossed!)

Either way, be sure its the right thing to do given the current climate of the houseing situation, I know I am very worried that by the time we finish it will be worth less than it has cost

[Tuna]

Plotloss said:

Doesnt using SIPS massively cut down the amount of lenders you can lend from?

Heard something about this recently, not sure how true it is though.

We're on a complicated self build mortgage, what the house is built of is the least of their concerns :-)

[sleep envy]

Tuna said:

So, any advice? What sort of rates should we expect? Can we expect to actually save money this way? Will it benefit us on a small one-off building? Any good or bad experiences? Know anyone in the Cambridge area with SIPs experience?

what exactly do you mean by SIPs?

rates? depends who you engage, the value of the work and where they are based

will you save money? yes

your best bet would be to engage a QS/PM as a combined role to manage on site, administer the contract and value the works

seeing as it's a new build they will also be able to advise on tax benefits and assist you in claiming back all the VAT

good and bad experiences? the internet isn't big enough

[scotal]

Tuna said:

Plotloss said:

Doesnt using SIPS massively cut down the amount of lenders you can lend from?

Heard something about this recently, not sure how true it is though.

We're on a complicated self build mortgage, what the house is built of is the least of their concerns :-)

Is it one of the accelorator deals? (Me being nosy, nada to do with your build really.)

[sleep envy]

scotal said:

Tuna said:

Plotloss said:

Doesnt using SIPS massively cut down the amount of lenders you can lend from?

Heard something about this recently, not sure how true it is though.

We're on a complicated self build mortgage, what the house is built of is the least of their concerns :-)

Is it one of the accelorator deals? (Me being nosy, nada to do with your build really.)

you mean value of loan is based on build scale and value?

[Tuna]

sleep envy said:

Tuna said:

So, any advice? What sort of rates should we expect? Can we expect to actually save money this way? Will it benefit us on a small one-off building? Any good or bad experiences? Know anyone in the Cambridge area with SIPs experience?

what exactly do you mean by SIPs?

Structural Insulated Panels. Shouldn't make much difference, execpt it shifts the balance of work away from on-site construction and towards pre-build manufacture.

sleep envy said:

rates? depends who you engage, the value of the work and where they are based

Well, um, yes, obviously Thanks for that.

sleep envy said:

will you save money? yes

your best bet would be to engage a QS/PM as a combined role to manage on site, administer the contract and value the works

seeing as it's a new build they will also be able to advise on tax benefits and assist you in claiming back all the VAT

good and bad experiences? the internet isn't big enough

[sleep envy]

Tuna said:

Well, um, yes, obviously Thanks for that.

ok, I'll repharse your question into PH parlance - how much is a car?

[Tuna]

scotal said:

Tuna said:

Plotloss said:

Doesnt using SIPS massively cut down the amount of lenders you can lend from?

Heard something about this recently, not sure how true it is though.

We're on a complicated self build mortgage, what the house is built of is the least of their concerns :-)

Is it one of the accelorator deals? (Me being nosy, nada to do with your build really.)

No, just a staged mortgage, so you start borrowing for the plot, then borrow more for foundations and further stages. We've complicated it by getting to stage one (the plot), and then stopping, because we should be able to fund the rest of the build from the cash sale of our previous house (long since gone, money sitting in the bank earning interest).

[Tuna]

sleep envy said:

Tuna said:

Well, um, yes, obviously Thanks for that.

ok, I'll repharse your question into PH parlance - how much is a car?

I understand what you're saying, but you've given me no indication what parameters you need to know to give a more accurate estimate. In the case of an architect, people often talk in terms of a percentage of the overall project cost. Planning consultants etc. charge an hourly rate. What does a QS base their costs on?

To give some more info on the project, we're near Cambridge and are building a smallish (~180sqm) fairly simple house, adding a three bay garage and restoring an old barn. Our emphasis is on simple design and quality materials over high tech bling. We're also fairly energy concious, but pragmatic when it comes to over-hyped eco-gizmos. From a personal point of view I want to get the design and specification right and then just crack on with the build rather than wander around a half built shell making random new decisions about layout and features.

[scotal]

sleep envy said:

you mean value of loan is based on build scale and value?

Nope, it means the stage payments on the build are made prior to the work being done, rather than being made in arrears after an inspection. Meant to ease cashflow constraints for self-builders.

[sleep envy]

Tuna said:

What does a QS base their costs on?

when I pitch for a commission I'll break the fee down as follows;

- agreeing heads of terms
- planning and lease agreements
- detailed design/tender documentation
- construction phase
- final account

(the above is purely QS involvement during those phases)

then I'll add the following services should the client wants me to carry out additional services, such as;

- project management (again, will be broken down for above phases)
- contract administration
- VAT/tax reclaiming

you need to identify exactly what you want your consultants to do before they can provide a competitive bid

[sleep envy]

scotal said:

sleep envy said:

you mean value of loan is based on build scale and value?

Nope, it means the stage payments on the build are made prior to the work being done, rather than being made in arrears after an inspection. Meant to ease cashflow constraints for self-builders.

food for thought

is there any clause for labour/material fluctuations?

[scotal]

sleep envy said:

scotal said:

sleep envy said:

you mean value of loan is based on build scale and value?

Nope, it means the stage payments on the build are made prior to the work being done, rather than being made in arrears after an inspection. Meant to ease cashflow constraints for self-builders.

food for thought

is there any clause for labour/material fluctuations?

There is a facility to amend cashflow during the build and also apply for further funding should it appear that the original budget is not going to be enough. Of course if someone embarks on a Grand designs type "pull the budget from thin air" type build, then they could have problems, but the people I'm thinking of ask for cashflow projections at application stage so I guess bells shoudl ring at this point.

[sleep envy]

scotal said:

the people I'm thinking of ask for cashflow projections at application stage

and where do you thing the projection comes from

[Plotloss]

scotal said:

sleep envy said:

scotal said:

sleep envy said:

you mean value of loan is based on build scale and value?

Nope, it means the stage payments on the build are made prior to the work being done, rather than being made in arrears after an inspection. Meant to ease cashflow constraints for self-builders.

food for thought

is there any clause for labour/material fluctuations?

There is a facility to amend cashflow during the build and also apply for further funding should it appear that the original budget is not going to be enough. Of course if someone embarks on a Grand designs type "pull the budget from thin air" type build, then they could have problems, but the people I'm thinking of ask for cashflow projections at application stage so I guess bells shoudl ring at this point.

Is it still Yorkshire who are the attractive proposition in this market?

Lend all the land, then foundations, then superstructure, then fixes, then revalue.

Is that how it works still?

[scotal]

Plotloss said:

Is it still Yorkshire who are the attractive proposition in this market?

Lend all the land, then foundations, then superstructure, then fixes, then revalue.

Is that how it works still?

Lots of lenders will do self build, most however release funds on an arrears basis. Most dont lend all the land purchase, some will lend 75% some 95. Stages are:-
Purchase of land
Preliminary costs and foundations
Wall plate level
Wind & watertight
First fix & plastering
Second fix to completion