Self-build home: Develop a delivery strategy - Revision history

Designing Buildings at 07:12, 11 November 2020

2020-11-11T07:12:04Z

← Older revision		Revision as of 07:12, 11 November 2020
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		+	[[File:Self_build_plan_header.jpg\|link=Self-build_home:_project_plan]]

−	~~[[File:Self build plan header.jpg\|alt=Self build plan header.jpg\|link=Self~~-~~build home: project plan]]<br/>~~	+	-----
−		+	Introduction.
−	----	+
−		+
−	~~'''~~Introduction~~'''~~.	+
−		+
−	~~----~~	+

		+	-----
	Having selected the preferred plot, a strategy should be prepared that sets out how the project will be taken forward. Expert advice may be beneficial in developing a delivery strategy.		Having selected the preferred plot, a strategy should be prepared that sets out how the project will be taken forward. Expert advice may be beneficial in developing a delivery strategy.

−	----	+	-----
−		+	Choose a procurement strategy.
−	~~'''~~Choose a procurement strategy~~'''~~.	+
−		+
−	~~----~~	+

		+	-----
	There are a number of different ways a self-build home can be procured:		There are a number of different ways a self-build home can be procured:

−	~~'''~~(1) Appoint consultants to design the home, then get a contractor to build it.~~'''~~	+	(1) Appoint consultants to design the home, then get a contractor to build it.

	This is the 'traditional' form of procurement. Consultants are employed, such as an architect, structural engineer and possibly a cost consultant. They develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home. The design team may continue to be employed to carry out site inspections during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme at the point when the contract is entered into. However, it can be slow, and changes that occur after the price has been agreed can be costly.		This is the 'traditional' form of procurement. Consultants are employed, such as an architect, structural engineer and possibly a cost consultant. They develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home. The design team may continue to be employed to carry out site inspections during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme at the point when the contract is entered into. However, it can be slow, and changes that occur after the price has been agreed can be costly.

−	~~'''~~(2) Appoint consultants to design the home, then manage the construction yourself.~~'''~~	+	(2) Appoint consultants to design the home, then manage the construction yourself.

	This involves directly contracting all the trades necessary to construct the building, rather than appointing one main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, this offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem is sequencing the work to minimise return visits, delays and disruption which can result in claims for non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies. See Self-build homes negotiating discounts for more information.		This involves directly contracting all the trades necessary to construct the building, rather than appointing one main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, this offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem is sequencing the work to minimise return visits, delays and disruption which can result in claims for non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies. See Self-build homes negotiating discounts for more information.

−	~~'''~~(3) Appoint a design and build contractor to design and build the home.~~'''~~	+	(3) Appoint a design and build contractor to design and build the home.

	A single contractor is appointed to design and construct the home. This has the advantage of a single point of responsibility for delivery, but the price may reflect the contractor’s risk, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.		A single contractor is appointed to design and construct the home. This has the advantage of a single point of responsibility for delivery, but the price may reflect the contractor’s risk, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.

−	~~'''~~(4) Purchase a kit house~~'''~~.	+	(4) Purchase a kit house.

	Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, landscaping and so on. See Kit house for more information.		Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, landscaping and so on. See Kit house for more information.

−	~~'''~~(5) Work with others~~'''~~	+	(5) Work with others

	It is also possible to work with other organisations such as social landlords, developers, or community groups to develop a self-build home, however, these projects are likely to follow a plan imposed by the lead organisation and so they are not covered here, although many of the project stages will be similar. Working with a developer is sometimes called ‘custom build’ rather than ‘self build’. See Custom-build home for more information.		It is also possible to work with other organisations such as social landlords, developers, or community groups to develop a self-build home, however, these projects are likely to follow a plan imposed by the lead organisation and so they are not covered here, although many of the project stages will be similar. Working with a developer is sometimes called ‘custom build’ rather than ‘self build’. See Custom-build home for more information.

−	----	+	-----
−		+	Develop an organisational structure
−	~~'''~~Develop an organisational structure~~'''~~	+
−		+
−	~~----~~	+

		+	-----
	Once the procurement route has been selected, it is important to establish an outline organisational structure for the project setting out the roles, responsibilities and authorities of the people that will deliver the project.		Once the procurement route has been selected, it is important to establish an outline organisational structure for the project setting out the roles, responsibilities and authorities of the people that will deliver the project.

	The project management of design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a self-build project. The construction stage in particular can be very time consuming and benefits from experience.		The project management of design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a self-build project. The construction stage in particular can be very time consuming and benefits from experience.

−	----	+	-----
−		+	[[Self-build_home:_Raise_finance\|Next stage: Raise finance]].
−	► [[Self-~~build%20home%3A%20Raise%20finance~~\|Next stage: Raise finance]].	+

−	▲ [[Self-~~build%20home%3A%20project%20plan~~\|List of all stages]].	+	[[Self-build_home:_project_plan\|List of all stages]].

−	[[Category:Self-build_home]]	+	[[Category:DCN_Definition]] [[Category:DCN_Guidance]] [[Category:DCN_Template]] [[Category:Self-build_home]]

Designing Buildings at 16:04, 4 December 2014

2014-12-04T16:04:54Z

← Older revision		Revision as of 16:04, 4 December 2014
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	'''(1) Appoint consultants to design the home, then get a contractor to build it.'''		'''(1) Appoint consultants to design the home, then get a contractor to build it.'''

−	This is the 'traditional' form of procurement. Consultants are employed, such as an architect, structural engineer and possibly a cost consultant. They develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home. The design team may continue to be employed to carry out site inspections during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme at the point when the contract is entered into. However, it can be slow, and changes that occur after the price has been agreed can be costly~~, sometimes creating an adversarial relationship with the contractor resulting in claims for extension of time and loss and expense~~.	+	This is the 'traditional' form of procurement. Consultants are employed, such as an architect, structural engineer and possibly a cost consultant. They develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home. The design team may continue to be employed to carry out site inspections during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme at the point when the contract is entered into. However, it can be slow, and changes that occur after the price has been agreed can be costly.

	'''(2) Appoint consultants to design the home, then manage the construction yourself.'''		'''(2) Appoint consultants to design the home, then manage the construction yourself.'''

−	~~Known as ‘construction management’ in the industry, this~~ involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, ~~construction management~~ offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem is sequencing the work to minimise return visits, delays and disruption which can result in claims for non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies. See Self-build homes negotiating discounts for more information.	+	This involves directly contracting all the trades necessary to construct the building, rather than appointing one main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, this offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem is sequencing the work to minimise return visits, delays and disruption which can result in claims for non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies. See Self-build homes negotiating discounts for more information.

	'''(3) Appoint a design and build contractor to design and build the home.'''		'''(3) Appoint a design and build contractor to design and build the home.'''

−	~~Design and build is a procurement route in which a~~ single contractor is appointed to design and construct the home. This has the advantage of a single point of responsibility ~~(and liability)~~ for delivery but the price may reflect the contractor’s risk ~~and sub-contractor mark ups~~, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.	+	A single contractor is appointed to design and construct the home. This has the advantage of a single point of responsibility for delivery, but the price may reflect the contractor’s risk, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.

	'''(4) Purchase a kit house'''.		'''(4) Purchase a kit house'''.
Line 34:		Line 34:
	Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, landscaping and so on. See Kit house for more information.		Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, landscaping and so on. See Kit house for more information.

−	NB It is also possible to work with other organisations such as social landlords, developers, or community groups to develop a self-build home, however, these projects are likely to follow a plan imposed by the lead organisation and so they are not covered here, although many of the project stages will be similar. Working with a developer is sometimes called ‘custom build’ rather than ‘self build’. See Custom-build home for more information.	+	'''(5) Work with others'''
		+
		+	It is also possible to work with other organisations such as social landlords, developers, or community groups to develop a self-build home, however, these projects are likely to follow a plan imposed by the lead organisation and so they are not covered here, although many of the project stages will be similar. Working with a developer is sometimes called ‘custom build’ rather than ‘self build’. See Custom-build home for more information.

	----		----
Line 42:		Line 44:
	----		----

−	Once the procurement route has been selected, it is important to establish an organisational structure for the project setting out:	+	Once the procurement route has been selected, it is important to establish an outline organisational structure for the project setting out the roles, responsibilities and authorities of the people that will deliver the project.
−	*The roles, responsibilities and authorities of the people that will deliver the project.	+
−	*The forms of contract that will be used to appoint consultants, contractors and suppliers and the conditions that will be imposed (such as; the need for warranties, professional indemnity insurance, public liability insurance, employer’s liability insurance and contract works insurance). See contract and appointment for more information.	+
−	*Monitoring, reporting and cost control strategies.	+
−	*The likely payment profile through the duration of the project. This is important to ensure that adequate finance is raised and is available when required.	+

	The project management of design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a self-build project. The construction stage in particular can be very time consuming and benefits from experience.		The project management of design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a self-build project. The construction stage in particular can be very time consuming and benefits from experience.

Designing Buildings at 09:28, 6 November 2014

2014-11-06T09:28:58Z

← Older revision		Revision as of 09:28, 6 November 2014
Line 18:		Line 18:
	There are a number of different ways a self-build home can be procured:		There are a number of different ways a self-build home can be procured:

−	'''Appoint consultants to design the home, then get a contractor to build it.'''	+	'''(1) Appoint consultants to design the home, then get a contractor to build it.'''

	This is the 'traditional' form of procurement. Consultants are employed, such as an architect, structural engineer and possibly a cost consultant. They develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home. The design team may continue to be employed to carry out site inspections during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme at the point when the contract is entered into. However, it can be slow, and changes that occur after the price has been agreed can be costly, sometimes creating an adversarial relationship with the contractor resulting in claims for extension of time and loss and expense.		This is the 'traditional' form of procurement. Consultants are employed, such as an architect, structural engineer and possibly a cost consultant. They develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home. The design team may continue to be employed to carry out site inspections during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme at the point when the contract is entered into. However, it can be slow, and changes that occur after the price has been agreed can be costly, sometimes creating an adversarial relationship with the contractor resulting in claims for extension of time and loss and expense.

−	'''Appoint consultants to design the home, then manage the construction yourself.'''	+	'''(2) Appoint consultants to design the home, then manage the construction yourself.'''

	Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem is sequencing the work to minimise return visits, delays and disruption which can result in claims for non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies. See Self-build homes negotiating discounts for more information.		Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem is sequencing the work to minimise return visits, delays and disruption which can result in claims for non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies. See Self-build homes negotiating discounts for more information.

−	'''Appoint a design and build contractor to design and build the home.'''	+	'''(3) Appoint a design and build contractor to design and build the home.'''

	Design and build is a procurement route in which a single contractor is appointed to design and construct the home. This has the advantage of a single point of responsibility (and liability) for delivery but the price may reflect the contractor’s risk and sub-contractor mark ups, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.		Design and build is a procurement route in which a single contractor is appointed to design and construct the home. This has the advantage of a single point of responsibility (and liability) for delivery but the price may reflect the contractor’s risk and sub-contractor mark ups, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.

−	'''Purchase a kit house'''.	+	'''(4) Purchase a kit house'''.

	Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, landscaping and so on. See Kit house for more information.		Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, landscaping and so on. See Kit house for more information.
		+
		+	NB It is also possible to work with other organisations such as social landlords, developers, or community groups to develop a self-build home, however, these projects are likely to follow a plan imposed by the lead organisation and so they are not covered here, although many of the project stages will be similar. Working with a developer is sometimes called ‘custom build’ rather than ‘self build’. See Custom-build home for more information.

	----		----

Designing Buildings at 11:10, 30 September 2014

2014-09-30T11:10:09Z

← Older revision		Revision as of 11:10, 30 September 2014
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	'''Appoint consultants to design the home, then manage the construction yourself.'''		'''Appoint consultants to design the home, then manage the construction yourself.'''

−	Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem is sequencing the work to minimise return visits, delays and disruption which can result in claims for non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies.	+	Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem is sequencing the work to minimise return visits, delays and disruption which can result in claims for non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies. See Self-build homes negotiating discounts for more information.

	'''Appoint a design and build contractor to design and build the home.'''		'''Appoint a design and build contractor to design and build the home.'''
Line 42:		Line 42:
	Once the procurement route has been selected, it is important to establish an organisational structure for the project setting out:		Once the procurement route has been selected, it is important to establish an organisational structure for the project setting out:
	*The roles, responsibilities and authorities of the people that will deliver the project.		*The roles, responsibilities and authorities of the people that will deliver the project.
−	*The forms of contract that will be used to appoint consultants, contractors and suppliers and the conditions that will be imposed (such as; the need for warranties, professional indemnity insurance, public liability insurance, employer’s liability insurance and contract works insurance).	+	*The forms of contract that will be used to appoint consultants, contractors and suppliers and the conditions that will be imposed (such as; the need for warranties, professional indemnity insurance, public liability insurance, employer’s liability insurance and contract works insurance). See contract and appointment for more information.
	*Monitoring, reporting and cost control strategies.		*Monitoring, reporting and cost control strategies.
	*The likely payment profile through the duration of the project. This is important to ensure that adequate finance is raised and is available when required.		*The likely payment profile through the duration of the project. This is important to ensure that adequate finance is raised and is available when required.

−	The project management of ~~the~~ design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a self-build project. The construction stage in particular can be very time consuming and benefits from experience.	+	The project management of design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a self-build project. The construction stage in particular can be very time consuming and benefits from experience.

	----		----

Designing Buildings at 11:06, 30 September 2014

2014-09-30T11:06:47Z

← Older revision		Revision as of 11:06, 30 September 2014
Line 8:		Line 8:
	----		----

−	Having selected the preferred plot~~, and considered how it might be developed~~, a strategy should be prepared that sets out how the project will be taken forward. Expert advice may be beneficial in developing a delivery strategy.	+	Having selected the preferred plot, a strategy should be prepared that sets out how the project will be taken forward. Expert advice may be beneficial in developing a delivery strategy.

	----		----

Designing Buildings at 09:58, 18 September 2014

2014-09-18T09:58:57Z

Designing Buildings at 10:08, 16 September 2014

2014-09-16T10:08:25Z

← Older revision		Revision as of 10:08, 16 September 2014
Line 53:		Line 53:

	▲ [[Self-build%20home%3A%20project%20plan\|List of all stages]].		▲ [[Self-build%20home%3A%20project%20plan\|List of all stages]].
		+
		+	[[Category:Self-build_home]]

Designing Buildings at 09:36, 16 September 2014

2014-09-16T09:36:13Z

← Older revision		Revision as of 09:36, 16 September 2014
Line 46:		Line 46:
	*The likely payment profile through the duration of the project. This is important to ensure that adequate finance is raised and is available when required.		*The likely payment profile through the duration of the project. This is important to ensure that adequate finance is raised and is available when required.

−	The project management of the design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a project. The construction stage in particular can be very time consuming and benefits from experience~~. Project management fees for the development of a single residence may be in the order of 5% of construction costs~~.	+	The project management of the design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a project. The construction stage in particular can be very time consuming and benefits from experience.

	----		----

Designing Buildings at 09:30, 16 September 2014

2014-09-16T09:30:11Z

← Older revision		Revision as of 09:30, 16 September 2014
Line 16:		Line 16:
	----		----

−	There are a number of different ways ~~in which~~ a self-build home can be procured:	+	There are a number of different ways a self-build home can be procured:

	'''Appoint consultants to design the home, then get a contractor to build it.'''		'''Appoint consultants to design the home, then get a contractor to build it.'''

−	~~The~~ traditional form of procurement ~~is to employ~~ an architect, structural engineer and possibly a cost consultant to develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home~~, and the~~ design team may continue to be employed to ~~offer periodic supervision~~ during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme when the contract is entered into. However, it can be ~~expensive~~, and changes that occur after the price has been agreed can be costly ~~and~~ sometimes ~~create~~ an adversarial relationship with the contractor resulting in claims for loss and expense.	+	This is the 'traditional' form of procurement. Consultants are employed, such as an architect, structural engineer and possibly a cost consultant. They develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home. The design team may continue to be employed to carry out site inspections during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme at the point when the contract is entered into. However, it can be slow, and changes that occur after the price has been agreed can be costly, sometimes creating an adversarial relationship with the contractor resulting in claims for loss and expense.

	'''Appoint consultants to design the home, then manage the construction yourself.'''		'''Appoint consultants to design the home, then manage the construction yourself.'''

−	Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries with it the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many parties. The biggest problem for the inexperienced self builder is sequencing the work to minimise return visits, delay and disruption which can result in claims for the cost of non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies.	+	Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries with it the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem for the inexperienced self builder is sequencing the work to minimise return visits, delay and disruption which can result in claims for the cost of non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies.

	'''Appoint a design and build contractor to design and build the home.'''		'''Appoint a design and build contractor to design and build the home.'''
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	*The likely payment profile through the duration of the project. This is important to ensure that adequate finance is raised and is available when required.		*The likely payment profile through the duration of the project. This is important to ensure that adequate finance is raised and is available when required.

−	The project management of the design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. ~~It is important~~ not to under-estimate the time that needs to be devoted to a project. The construction stage in particular can be very time consuming and benefits from experience. Project management fees for the development of a single residence may be in the order of 5% of construction costs.	+	The project management of the design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a project. The construction stage in particular can be very time consuming and benefits from experience. Project management fees for the development of a single residence may be in the order of 5% of construction costs.

	----		----

−	► [[Self-~~build_home:_Raise_finance~~\|Next stage: Raise finance]].	+	► [[Self-build%20home%3A%20Raise%20finance\|Next stage: Raise finance]].

	▲ [[Self-build%20home%3A%20project%20plan\|List of all stages]].		▲ [[Self-build%20home%3A%20project%20plan\|List of all stages]].

Designing Buildings at 09:23, 16 September 2014

2014-09-16T09:23:01Z

← Older revision		Revision as of 09:23, 16 September 2014
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−	[[File:Self build plan header.jpg\|link=Self-~~build_home~~:~~_project_plan~~]] <br/>	+	[[File:Self build plan header.jpg\|alt=Self build plan header.jpg\|link=Self-build home: project plan]]<br/>

	----		----
		+
	'''Introduction'''.		'''Introduction'''.

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	----		----
		+
	'''Choose a procurement strategy'''.		'''Choose a procurement strategy'''.

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	There are a number of different ways in which a self-build home can be procured:		There are a number of different ways in which a self-build home can be procured:
−	~~#Appoint consultants to design the home, then get a contractor to build it.~~

−	The traditional form of procurement is to employ an architect, structural engineer and possibly a cost consultant to develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home, and the design team may continue to be employed to offer periodic supervision during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme when the contract is entered into. However, it can be expensive, and changes that occur after the price has been agreed can be costly and sometimes create an adversarial relationship with the contractor resulting in claims for loss and expense.	+	'''Appoint consultants to design the home, then get a contractor to build it.'''
−	#Appoint consultants to design the home, then manage the construction yourself.	+
		+	The traditional form of procurement is to employ an architect, structural engineer and possibly a cost consultant to develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home, and the design team may continue to be employed to offer periodic supervision during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme when the contract is entered into. However, it can be expensive, and changes that occur after the price has been agreed can be costly and sometimes create an adversarial relationship with the contractor resulting in claims for loss and expense.
		+
		+	'''Appoint consultants to design the home, then manage the construction yourself.'''

	Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries with it the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many parties. The biggest problem for the inexperienced self builder is sequencing the work to minimise return visits, delay and disruption which can result in claims for the cost of non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies.		Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries with it the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many parties. The biggest problem for the inexperienced self builder is sequencing the work to minimise return visits, delay and disruption which can result in claims for the cost of non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies.
−	#Appoint a design and build contractor to design and build the home.	+
		+	'''Appoint a design and build contractor to design and build the home.'''

	Design and build is a procurement route in which a single contractor is appointed to design and build the building. This has the advantage of a single point of responsibility (and liability) for delivery but the price may reflect the contractor’s risk and sub-contractor mark ups, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.		Design and build is a procurement route in which a single contractor is appointed to design and build the building. This has the advantage of a single point of responsibility (and liability) for delivery but the price may reflect the contractor’s risk and sub-contractor mark ups, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.
−	#Purchase a kit house	+
		+	'''Purchase a kit house'''.

	Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, landscape and so on. See Kit house for more information.		Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, landscape and so on. See Kit house for more information.

	----		----
		+
	'''Develop an organisational structure'''		'''Develop an organisational structure'''

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−	► Next stage.	+	► [[Self-build_home:_Raise_finance\|Next stage: Raise finance]].

−	▲ [[Self-~~build_home:_project_plan~~\|List of all stages]].	+	▲ [[Self-build%20home%3A%20project%20plan\|List of all stages]].

← Older revision		Revision as of 09:58, 18 September 2014
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−	Having selected the preferred plot, and considered how it might be developed, a strategy should be prepared that sets out how the project will be taken forward. Expert advice may be beneficial in ~~assessing potential~~ delivery ~~strategies~~.	+	Having selected the preferred plot, and considered how it might be developed, a strategy should be prepared that sets out how the project will be taken forward. Expert advice may be beneficial in developing a delivery strategy.

	----		----
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	'''Appoint consultants to design the home, then get a contractor to build it.'''		'''Appoint consultants to design the home, then get a contractor to build it.'''

−	This is the 'traditional' form of procurement. Consultants are employed, such as an architect, structural engineer and possibly a cost consultant. They develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home. The design team may continue to be employed to carry out site inspections during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme at the point when the contract is entered into. However, it can be slow, and changes that occur after the price has been agreed can be costly, sometimes creating an adversarial relationship with the contractor resulting in claims for loss and expense.	+	This is the 'traditional' form of procurement. Consultants are employed, such as an architect, structural engineer and possibly a cost consultant. They develop a design, submit a planning application and prepare a set of tender drawings which are used to obtain prices from contractors. A contractor is then appointed to construct the home. The design team may continue to be employed to carry out site inspections during the construction process and to administer the construction contract. This system gives certainty in terms of cost, quality and programme at the point when the contract is entered into. However, it can be slow, and changes that occur after the price has been agreed can be costly, sometimes creating an adversarial relationship with the contractor resulting in claims for extension of time and loss and expense.

	'''Appoint consultants to design the home, then manage the construction yourself.'''		'''Appoint consultants to design the home, then manage the construction yourself.'''

−	Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries ~~with it~~ the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem ~~for the inexperienced self builder~~ is sequencing the work to minimise return visits, ~~delay~~ and disruption which can result in claims for ~~the cost of~~ non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies.	+	Known as ‘construction management’ in the industry, this involves directly contracting all the trades necessary to construct the building, rather than appointing a main contractor who then appoints sub-contractors to construct the building. Providing it is well managed, construction management offers the greatest opportunity for savings and some flexibility for changes during construction. However it carries the greatest risk in terms of keeping to budget and programme because responsibility is fragmented among many different parties. The biggest problem is sequencing the work to minimise return visits, delays and disruption which can result in claims for non-productive time. If properly managed however, this route can save money on all the mark ups on the supply chains of goods and services that accumulate under traditional forms of contracting. It is also possible to benefit from discounts available on building supplies.

	'''Appoint a design and build contractor to design and build the home.'''		'''Appoint a design and build contractor to design and build the home.'''

−	Design and build is a procurement route in which a single contractor is appointed to design and ~~build~~ the ~~building~~. This has the advantage of a single point of responsibility (and liability) for delivery but the price may reflect the contractor’s risk and sub-contractor mark ups, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.	+	Design and build is a procurement route in which a single contractor is appointed to design and construct the home. This has the advantage of a single point of responsibility (and liability) for delivery but the price may reflect the contractor’s risk and sub-contractor mark ups, and the absence of independent design consultants can result in lower standards of quality. Design and build can be procured as a two-stage process, with an initial appointment for design only, and then when the design has been agreed, a further appointment to construct. This has the advantage of not committing to the full contract until the design has been agreed, but as there is no effective competition when the construction contract is entered into, it can be more expensive.

	'''Purchase a kit house'''.		'''Purchase a kit house'''.

−	Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, ~~landscape~~ and so on. See Kit house for more information.	+	Prefabricated kit houses vary widely in cost and quality, but are quick to install once the foundations and incoming services have been provided. Design liability lies with the manufacturer providing and installing the kit. The end cost is unlikely to change from the initial quotation and quality should be consistent from one project to the next. However, kit houses generally involve works outside the main contract, such as utilities supply, construction of the slab foundation, landscaping and so on. See Kit house for more information.

	----		----
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	*The likely payment profile through the duration of the project. This is important to ensure that adequate finance is raised and is available when required.		*The likely payment profile through the duration of the project. This is important to ensure that adequate finance is raised and is available when required.

−	The project management of the design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a project. The construction stage in particular can be very time consuming and benefits from experience.	+	The project management of the design and construction can be undertaken by the self builder themselves or may be contracted out to a professional consultant. Do not to under-estimate the time that needs to be devoted to a self-build project. The construction stage in particular can be very time consuming and benefits from experience.

	----		----