Kit houses
Traditionally in the UK, houses are built speculatively by a developer, and then people buy them and move in. The home owner does not influence the design of the home.
However, there are two routes by which clients can procure a home that to their own design:
- Self-build homes, largely organised by the prospective home owner.
- Custom-build homes, that are facilitated by developers.
Kit houses, or kit homes, are a form of self-build home that are constructed from series of prefabricated components that can be purchased from a supplier and then assembled on site to create a completed house. Suppliers of kit houses may offer a range of components that can be selected and assembled in a number of ways so that the client is able to tailor the design to their personal preferences.
Kit houses are considered to be ‘self-build’ because, whilst the supplier may design, manufacture and assemble the house on behalf of the self-builder, the self-builder may still have to co-ordinate a number of complex activities, such as:
- Finding and acquiring a suitable plot (and perhaps arranging demolition or site clearance).
- Arranging finance.
- Selecting an appropriate supplier.
- Selecting the appropriate design, fixtures, fittings and so on.
- Obtaining necessary statutory approvals (such as planning permission and building regulations approval).
- Providing appropriate services (such as water, electricity, gas, telephone, drainage and so on).
- Providing a foundation slab.
- Landscaping the site and providing access to the house (this might include; paths, drives, ramps, steps and so on).
The supplier may be able to help with some of these tasks (for example consulting with the local planning authority and obtaining building regulations approvals) or may be able suggest contractors or consultants that can help. Suppliers can offer just a shell for the client to fit out, through to a turnkey service, even helping to arrange a mortgage.
It is important when purchasing a kit house to visit a similar completed kit house to get a sense of how the building is likely to feel and to assess the quality of workmanship that can be expected from the supplier.
Kit houses are relatively low risk, fast and straight forward to construct, and can offer a relatively low cost method for developing a high-quality, self-build home. However, there are limitations to the permutations of the components available, with some kits being more flexible than others, and consideration must be given to the suitability of the kit to the orientation and topography of the plot. It is also difficult and expensive to make changes once fabrication has begun.
Historically, kit houses may have been seen as offering relatively un-stylish design options, however more recently the variety and quality of design has improved significantly, and top-end kit houses can be large and luxurious, and difficult to distinguish from custom-designed homes.
Payment terms will vary depending on the supplier. Sometimes fees are required for design, planning application and building regulations applications as well as stage payments during fabrication and installation. Payments for design fees are sometimes deducted from the overall price when the main supply contract is signed.
It is important to ensure that a kit house comes with a suitable warranty covering design, materials and workmanship, and that any fixtures and fittings are covered as well as the buildings fabric (albeit they may be covered by a separate, shorter-term warranty). Third party warranty providers may inspect the building as construction progresses.
Banks and building societies are likely to require a warranty before they will lend against the completed building.
NB Kit houses may qualify to reclaim the VAT paid on eligible building materials and services. See VAT refunds on self-build homes for more information.
[edit] Related articles on Designing Buildings
- A-frame house.
- BSRIA launches Offsite Construction for Building Services topic guide.
- Building an extension.
- Community right to build.
- Custom-build home.
- Design for deconstruction, BRE modular show house.
- Flat pack.
- Foldable container houses.
- KODA house.
- Modular buildings.
- Prefabrication.
- Self-build home.
- Self-build home negotiating discounts.
- Self-build home project plan.
- Self-build initiative.
- Serviced plot.
- Shed.
- Statutory approvals.
- Structure relocation.
- Right to build.
- Types of building.
- Types of development.
- VAT refunds on self-build homes.
- WikiHouse.
[edit] External references
Featured articles and news
RTPI leader to become new CIOB Chief Executive Officer
Dr Victoria Hills MRTPI, FICE to take over after Caroline Gumble’s departure.
Social and affordable housing, a long term plan for delivery
The “Delivering a Decade of Renewal for Social and Affordable Housing” strategy sets out future path.
A change to adoptive architecture
Effects of global weather warming on architectural detailing, material choice and human interaction.
The proposed publicly owned and backed subsidiary of Homes England, to facilitate new homes.
How big is the problem and what can we do to mitigate the effects?
Overheating guidance and tools for building designers
A number of cool guides to help with the heat.
The UK's Modern Industrial Strategy: A 10 year plan
Previous consultation criticism, current key elements and general support with some persisting reservations.
Building Safety Regulator reforms
New roles, new staff and a new fast track service pave the way for a single construction regulator.
Architectural Technologist CPDs and Communications
CIAT CPD… and how you can do it!
Cooling centres and cool spaces
Managing extreme heat in cities by directing the public to places for heat stress relief and water sources.
Winter gardens: A brief history and warm variations
Extending the season with glass in different forms and terms.
Restoring Great Yarmouth's Winter Gardens
Transforming one of the least sustainable constructions imaginable.
Construction Skills Mission Board launch sector drive
Newly formed government and industry collaboration set strategy for recruiting an additional 100,000 construction workers a year.
New Architects Code comes into effect in September 2025
ARB Architects Code of Conduct and Practice available with ongoing consultation regarding guidance.
Welsh Skills Body (Medr) launches ambitious plan
The new skills body brings together funding and regulation of tertiary education and research for the devolved nation.
Paul Gandy FCIOB announced as next CIOB President
Former Tilbury Douglas CEO takes helm.
UK Infrastructure: A 10 Year Strategy. In brief with reactions
With the National Infrastructure and Service Transformation Authority (NISTA).