HPH269 : What is snagging? – with Chris Parsons

October 30, 2019 by Lucy Cowell Leave a Comment

Chris Parsons returns to Ben Adam-Smith's self build home after a year to look for defects. He explains what snagging is, how the list is compiled and how the rectification process works.

Interview with Chris Parsons

It has already been a year since Ben Adam-Smith completed his self build project. In that time, Chris Parsons has taken retirement from his architecture business, but still has a few outstanding projects to work on. But before he can entirely devote his time to his new interests there's the matter of snagging to carry out on Ben's home.

There are contractual obligations

The contract that Ben had with his builder stipulated a 12 month rectification period, whereby they would return to put right any defects of materials or workmanship that arose during that time.

As part of that contract Ben kept a financial retention to ensure that happens. Once the work has been finalised Chris can issue a certificate and the remainder of the money must be paid.

Normally if defects occur they can be left and dealt with together at the end of that period, but any that occur that prevent you from enjoying your property should be dealt with in a reasonable time, which is where a good working relationship with your contractor can be advantageous.

“All defects are inconvenient, but I don’t know anyone who can build absolutely perfectly, spot on, day one.”

The architect and residents may notice different defects

Having lived in the house for 12 months there are bound to be things that a resident would notice, which an architect coming to do a defects list may not. This is why Chris recommends keeping your own list, so that the architect can determine whether they are proper defects and if applicable add them to his list for the contractor. Likewise there will also be things that his professional eye would spot that may previously have gone unnoticed.

A water mark in the kitchen revealed a problem

The shower tray had dropped and caused the sealant to crack

Some shrinkage and movement is to be expected

Chris explains that shrinkage isn't technically a defect, though a contractor would likely return to put it right anyway. When using some natural materials and any type of plastering process that involves putting in a lot of moisture there will be an amount of shrinkage.

There will also be some movement as the building settles into position. This may result in cracks on walls or gaps in sealants. Generally the plan to rectify it would involve some filling and redecoration, although this could amount to a considerable amount of work.

A window with several streaks on the central pane

The glass in most of the windows had to be replaced

Ben's snagging list

Ben is thankful that there are only a dozen or so items on his snagging list, including:

They are aware of some sound connection in the MVHR from the en-suite down into the kitchen, so this is something that Chris will have to check on the drawings to try and work out what could be the cause.
The biggest issue they've had has been the glazing. There were defects in the glass panels which was down to a manufacturing error, but the supplier dealt with it effectively and these were replaced.
There have been some minor shrinkage cracks, but also one around the window reveals where the angle bead has moved which will need to be addressed.
The shower tray has dropped a little which may be the cause of a small leak down into the kitchen where the silicone has pulled away a fraction.
There is some creaking in the upstairs floorboards, which Chris thinks could be down to natural movement over time and changing during the seasons.

Occupants need to learn how to use their houses

During the hottest period of the summer Ben's house did very briefly reach 28 degrees, but this hasn't been a cause for concern. Chris says that some houses will naturally be easier to keep cool than others, based on their orientation and site constraints, so at the design stage they will try to mitigate what will likely cause the overheating. He says occupants should also learn the techniques for cooling their house.

“As designers we need to be looking carefully to try to make sure that our houses can stay cool because we’re going to get more and more of those heatwaves. We need to understand that. We need to make sure that people know how to use their houses, but most of all we need to make sure that designers know what they’re doing. This is not true of the Passivhaus fraternity but I’m not convinced that many of our house designers fully appreciate that problem.”

There can be a fine line between defects, and wear and tear

An architect in this situation can take on the role of adjudicator. Chris calls this client management, where an occupant might have something on their own snagging list that actually Chris would put down to being a matter of wear and tear, rather than a contractual defect. It's Chris' job to determine what is fair to add to the list that is presented to the contractor.

Not all defects will be detected within the 12 months

Even after the 12 month period there may continue to be some movement and shrinkage, however this will then fall outside the responsibility of the contractor.

There are other defects that the contractor can continue to be held liable for even after this time. These are called latent defects, which might be a defect in materials or workmanship. Even if it's several years later they can still have some responsibility to come back and put it right. Chris explains that there is a technical legal limit to it, but it's basically at the point at which it should reasonably have been discovered.

Later alterations are your responsibility

Ben is thinking about adding another external water tap. Because the water supply will be inside the thermal envelope Chris advises caution when drilling a hole through the building fabric and making sure a grommet is put on to avoid too much air leakage.

“But it’s something that is completely down to you to organise. There is no responsibility left for any of the people that were involved in the build contract to deal with your alterations, extensions, or anything else you want to do, other than making sure that you’ve got all the information you need to be able to do it properly.”

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Transcript

Download a transcript of the interview with Chris Parsons

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HPH257 : 4 ways a self build project can go wrong – with Ben Adam-Smith

July 6, 2019 by Ben Leave a Comment

Ben Adam-Smith runs through the biggest problems you could face on your self build journey. He also looks at what can be done in those situations.

There's no end of challenges on a self build

It's worth pointing out that there will be many ups and downs during a project. We could easily compile a list of a hundred things that could go wrong!

However, most of the time, there is a way forward and any hiccup will be forgotten about in a few days (or at worst leave a lesson for ‘next time').

What we're talking about today are the key things that can go wrong that may be hard or even impossible to fix.

1. Running out of money

No matter how much you do yourself, money is the life blood of the project. Without money, progress will be hard and the project is likely to stop.

In some ways most self-builders run out of money! The difference is when it happens. If it happens towards the end when the home is at least habitable then it's annoying, yes, but you can move in and finish off little jobs as money becomes available.

A word of warning

It's a lot easier to get everything done before you move in. Once you're living in the house there's a horrible tendency to make do. The pressure of needing to move in can even be a useful driver to get those final jobs completed.

Running out of money before the home is habitable

Nobody wants to end up here. There are times to stop a self build and in the middle of construction is not one of them.

It's extremely difficult to dig yourself out of this hole because there will be ongoing costs of stopping the project, such as site insurance.

Why does it happen?

The main reasons for running out of money are because of:

A change of circumstances – for example, the loss of a job and therefore inability to secure a mortgage
Overspending somewhere else – perhaps sinking more money into the ground than you would have liked
Losing money during the project – if a contractor goes bust, for example, and you don't have adequate cover
Burying your head in the sand about how much money you've got and how far it will go

Getting out of a financial mess

There's no two ways about it, this will be an uphill struggle. In a worst case scenario selling the site is a possibility. You may come out of it having lost money but at least you will not have the ongoing torment of a half finished project.

If your project is still ahead of you and you're worried you could get into trouble then get your budget as detailed as possible upfront. And keep refining… it's never finished.

Always make sure you've got a contingency. In addition to a contingency fund, if the worst comes to the worst, is there an asset you could sell or a wealthy relative who might consider loaning you some money?

Think about whether there are any parts of the project that could be phased. For example, don't build the house and the garage together if you think you won't have the money to finish the house. Make the house the priority.

2. A relationship break down

Building a house is a team sport and that means dealing with people. In addition to professionals you may be building with a partner and have a balancing act there, too! And not forgetting where you're building: it is possible your new neighbours may not be too keen on what you're up to.

The important thing to mention here is communication. Most relationships turn sour due to some communication breakdown and this rarely happens overnight. So keep the conversation going and make sure everyone is up to speed. If someone feels alienated or undervalued then problems are brewing.

Some of the biggest challenges with architects/builders etc. come with issues around quality or reliability. Or, on the flip side, perhaps you as the client are being unrealistic or too demanding.

There's no doubt that friction in relationships can leave a bitter taste. And it can go beyond the point of no return. Even if it is for the best going your separate ways, there will inevitably be knock-on effects such as delays and additional cost.

3. Stress overload

Even on a project that goes well, you can get fatigue towards the end. So when everything goes against you, stress can mount.

In the worst case scenario this can result in a total breakdown, which will leave you out of action on your project and hating your house for months or even years to come.

Heed the warning signs

Again, this isn't something that happens overnight. It's normally to do with seeing a lack of progress and feeling out of control. You may be anxious and the situation could even be triggered by one of the situations we've already talked about (money, people).

If you feel you have taken on too much and you can't see a way out then this is a warning sign to make a change.

Bring in reinforcement

Normally you can change something. Sometimes you see self-builders embark on a project, wanting to do it all themselves. It's perhaps a romantic view of what it should be like.

If you're able to get back-up, even in a small way, it can make a lot of difference.

And it may seem like you can't get away, but taking a break – even for a day – can clear your mind. You've really got to pinpoint what is causing the stress.

4. Rushing the process

Most self-builders get to the end of the process with a sense of achievement and pride. Yes, there will always be things they could have done differently but overall they have stayed the course and created a far better home than anything available on the open market.

For some, though, the completed house is a disappointment and doesn't meet their expectations.

And this regret is almost always caused by rushing the design process and then making up a lot of it as you go.

Invest in good design

It's amazing the money you can save by doing things yourself, but you are unlikely to get the same outcome as if you'd hired a professional. So unless you bring skills to the table, leave it to the professionals. And as with so many things in life, you get what you pay for.

Develop a comprehensive brief!

Any professionals you bring on board are not psychic (well, you can't expect this as part of the service!). Therefore your brief needs to be crystal clear. Rather than being desperate to get building, enjoy spending time developing your plans.

Make sure you understand what you're building. To those who aren't familiar with 2D drawings it can be tricky to get a sense of space, so use all visualisation tools at your disposal.

And again, get your project specified properly in the design process. If you're doing it during construction phase then you're adding to your workload.

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HPH234 : How well did I do on my self build? – with Ben Adam-Smith

December 20, 2018 by Ben Leave a Comment

Having completed his house build this year, Ben Adam-Smith evaluates his own performance as a self-builder.

It's sometimes tricky to draw a line and say that you are at end of a self build. While there are lots of little tweaks to decor and a lot of work to do in the garden, our contract has been fulfilled and everything is functional.

So for the last two podcasts of 2018 I'm going to reflect on my build. Then in 2019 I'll wipe the slate clean!

In this podcast I'm going to analyse how well I did as a self-builder. What did I get right and what could have been better.

What went well

We have created a home that we love

Until you move into your house you can never guarantee it'll feel like a home. When we moved in, almost immediately it felt like we'd lived there for years. Our children didn't even blink when they were introduced to their new bedrooms. The layout is instinctive. We want for nothing.

We hired a competent team

From architecture firm to main contractor and interior designer, everyone delivered for us. Sometimes it feels like we got lucky! But I think spending time hiring the right people was one of the smartest moves we made.

We paid for a full service

Not everyone can afford to do this, but it was within our means to get all the work carried out by a main contractor with the architecture firm overseeing the project.

Of course this is not the cheapest way of doing things but with two young kids we did not have lots of time to play with. Also, I think we knew ourselves. In fact I classify myself as a DIY disaster, so it was an obvious choice to let the professionals get on with things. That left us to ‘be the client'.

We have built to Passivhaus standard

Right at the top of our brief was to build a house to Passivhaus standard. Although it's too early to look at the bills our home is certainly comfortable, with the even heat synonymous with Passivhaus. It also has all the other benefits you would come to expect. There's no condensation on the inside of the windows. We have constant fresh air and the smells created from cooking disappear.

My wife and I worked well as a team

We brought different skills to the table, which is always handy. Kay had project managed marketing campaigns before so was comfortable with staying on top of emails, listing priorities and updating budgets. I had the more technical insights as to what we should be doing… and I liked to focus on the big decisions.

While we probably had momentary disputes, I can't really remember many of them now! And I even won the odd discussion.

What could have been better

There are always things to learn on a project, but I think it must be a good sign that I can't think of a single clanger.

The project is not as ecological as I would have liked

This is probably my biggest regret of the project but I made all these decisions with my eyes open.

One challenge we had was that my wife did not want to live in a ‘new house' with a roof full of solar PV! I, on the other hand, was really keen to try not to copy a style from the past. I wanted to build a house fit for the 21st century. That meant we had to find the middle ground.

So we built a Passivhaus that has traditional form and uses traditional materials.

We went down a masonry route to keep things cost effective. I was also keen to understand more about building with masonry (as it is one of the main construction methods in the UK).

So we have no renewables and we are a masonry build. I know why we ended up here, but I do look at other projects and get slightly envious about what they have achieved!

We increased our budget

Some people say a budget is the budget. When we went out to tender we got a bit of a shock!

Plenty of value engineering suggestions were made but we didn't feel comfortable compromising on what we wanted. Fortunately we were in a position to pay more.

But the point here is that overall we have spent massively more than we were planning on day one!

Our cost-cutting didn't always work!

After the shock of our tender returns, we had to make some cutbacks. Some of these I wouldn't even be able to tell you what they were now.

However there are a few that I would like to revert (as soon as is financially possible). The driveway is top of that list. We changed from a resin surface to shingle. This saved us over £20,000. The downside is we have a noisy driveway, with stones go everywhere and it's tricky to walk on.

The shingle driveway is incredibly noisy to drive across

Following on from this we also got rid of the paving around the house and put shingle down there too. There's no doubt that this also saved a lot of money. We had always anticipated using this back door most of the time. That doesn't really happen. We almost exclusively use the front door… and I do wonder whether a large part of that is the surface.

I didn't catch the little things in time

The more you are on site, the more you can spot little things that might be about to go wrong. I was on site every couple of days but it's amazing how much progress can be made in that time.

I'll give you an example. In the guest en-suite bathroom we wanted the following tiling pattern.

The tiler did not get this information and tiled it horizontally.

This was his error and we could have got him to redo it. However, it would mean half a bathroom's worth of tiles would go in the bin and he'd be out of pocket £1000.

Needless to say the conventional tiling pattern still looks pretty damn good, so we decided to leave it that.

If I'd been on site when the first few tiles were going up, we could easily have corrected course.

I got tired by the end of the project

Self build fatigue is real. As it got towards the end of the project I perhaps got a little casual with some of the furniture purchases. It would have been lovely to dig into the specifications and find out what was in them and where they'd come from.

Instead we would take a cursory glance and if it looked like it would fit the bill, then we'd go for it!

Overall, we did really well

I'm in a fortunate position to get to see lots of eco homes and hear first hand from the self-builders what it's really been like. As such, I think we've got a lot to celebrate.

Funnily enough the majority of the ‘little niggles' get forgotten. After all, life moves on.

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HPH228 : What is a site meeting? – with Ben Adam-Smith

September 28, 2018 by Ben Leave a Comment

Having had his last site meeting this month, Ben Adam-Smith explains what they are and how they fit into the construction process when building a new house.

What is a site meeting?

As with any project, you want to keep track of things and make sure everything is running smoothly. And that's what this is all about: getting the key team members together on a regular basis. In our case that was once a month.

Clients – Ben Adam-Smith and Kay Adam-Smith

Architects – Chris Parsons, boss of Parsons + Whittley

Main contractor – Mark Feldman from Mars Builders.

Chris Parsons says: “A site meeting is a regular meeting that's held to try to keep an eye on progress, keep an eye on issues that crop up and make sure everyone is well informed as we go through the process.”

Mark Feldman adds: “Having all parties there at the same time, being able to discuss the issues, run through them and hopefully come up with solutions works very well. It's much easier than doing it remotely, with emails flying backwards and forwards.”

What gets discussed?

Everyone knows that there are lots of decisions to be made during the course of a self build. Although they don't all have to be made at once they do become more critical if left unresolved. So a site meeting can flag up the priorities (allowing you to keep ahead of the decision-making curve).

A site meeting also helps everyone understand progress since the last meeting and what is planned to be achieved by the next meeting.

The main benefits of a site meeting

If you actually examine what you're doing in these meetings a lot of it comes down to problem solving. There are countless issues that arise during construction so discussing the options and coming up with potential solutions is time well spent.

Other than that it can be an opportunity for the architect or builder to explain something to the client.

What is the format?

In our case we had a walk around the site and then held a sit down meeting (typically lasting between 1 – 3 hours).

Introduction/apologies
Matters arising from previous meeting
Contractor's report
Contractor administrator/architect/CDM matters
Quantity surveyor matters
Employers matters
Any other business
Date of next meeting

Documenting meetings makes sure nothing is forgotten

Chris Parsons comments: “I think minuting any meeting is probably sensible. The notes form a structure for the following meeting and make sure items that are discussed are not forgotten. So they are picked up and continually dealt with until such time as they are cleared.”

Having minutes which have been agreed by all parties also provides a contractual record so that in the event of a dispute there is a bit more information about what went on.

Extract from one of the first meetings

Ben's top tips

– Make sure you don't run out of biscuits!

– Don't attempt to look after young children and hold your meeting.

Find out more

Visit the website of Parsons + Whittley

Visit the website of Mars Builders

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HPH190 : How we are specifying our self build project – with Ben Adam-Smith

September 19, 2017 by Ben Leave a Comment

Ben Adam-Smith explains how he and his wife have been specifying their new home (which will be built to Passivhaus standard).

Ben looks at the decisions that they have made themselves and those which have been dished out to the team.

Decide how involved you want to be

This is a decision that you have to make right at the start when you select your build route. My wife and I opted for the contractor route, which should be the easiest but also the most expensive.

For us, the essence has been on having a good experience because we have a young family and our time is precious enough as it is.

That said, there are still plenty of decisions to be made!

Be guided by the best team you can afford

While we have made lots of decisions on this project there are also many which we have delegated.

There is no way we would have the confidence to do this unless we believed in our team.

This started with hiring the right architecture firm but has also included other specialists (such as an interior designer, M&E engineer, and garden designer).

We always aim to understand why decisions have been made but there have been a few times where it's got too technical!

Tender documents need detail to be meaningful

If your build route will see you go out to tender to a small number of builders, then you will need to make as many decisions upfront as you possibly can.

It is possible to say things like ‘allow £3000 for a bathroom' but there's more risk doing this than if you choose your bathroom products and materials, get them priced up and then don't change your mind.

A house can be broken down into its constituent parts

Specifying a house is a huge task for a first-timer, so it can be broken down into manageable chunks.

For example, the headings might include structural system, electrics, mechanical and plumbing systems, the internal and external doors, the windows, floor finishes, etc.

You can then go into another level of detail. So for electrics, that might consider the numbers and positions of light fittings, light switches, socket outlets, telephone points, ethernet and data points, smart systems, TV, alarm and so on.

Clear your diary during the technical design phase!

Self builds do not progress in a linear fashion. There are fits and starts. Specification is definitely one of these.

Once our architects were focusing on this stage, they moved quickly.

Kay was really good a responding to emails in a timely manner and trying to bat the ball back into their court.

Watch Mike Coe's video

Former ITV News cameraman Mike Coe is embarking on his second self build in Portree, Scotland.

This time around he's going to be providing regular video reports on his project progress.

However, his first report looks at why he and his partner Lizzie decided to leave their ground-breaking autonomous house to move further north.

The answer is comprehensive to say the least . . . and has turned into a 50-minute documentary! It sums up problems with UK house-building and why the issue of climate change is not being tackled adequately.

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HPH187 : What keeps a self-builder awake at night? – with Will Kirkman from Ecomerchant

August 20, 2017 by Robin Goldberg Leave a Comment

Will Kirkman from Ecomerchant shares the key results of a survey the company ran to find out what self-builders worry about most.

Interview with Will Kirkman

Will didn’t actually get a PAYE job until his 40s. Assorted pursuits over the years, including farming and metalwork, eventually led him to civil engineering. He now runs Ecomerchant, a sustainable building materials supplier.

Will says that self-building is a unique and new experience for most people who do it, so there can be a lot of uncertainty along the way.

In an effort to find out a little bit more about the market, the company surveyed customers and identified the top five worries.

1. How much should my project really cost?

Total build cost is made up of many components. It can be hard to work out what proportion of the total should be on various upfront fees and professional services versus the construction itself, let alone establish actual costs. As dreams become reality, controlling costs can also prove tricky causing anxiety levels to rise.

Will acknowledges that there is a sliding scale depending on how ‘standard’ the build is and how hands-on a self-builder plans to be, but suggests an indicative cost of between £1200 and £1800 per square metre.

When it comes to build cost, trusting the professionals is important. Will suggests the core three team members would ideally be client, architect and builder, and recommends engaging with the building materials supplier as soon as possible.

Will says there are ways to prevent the budget being blown by unforeseen problems. If a builder is doing something for the first time, the quote is likely to take into account this increased risk. So it is wise to choose an architect and builder that is experienced with your preferred build system.

2. Am I getting good value and good quality?

Will says, “I think this is about being sensible about what your expectations are and also understanding what people’s skillsets are.”

He argues it is reasonable to want a house to perform in the long term and therefore expect it be built to a high standard. Unlike the volume housing market, self-builders are in more control of this; but success relies on the entire build team sharing a common understanding of what they’re trying to achieve.

Will recognises that people can be tempted by short-term savings, especially if their project is going over budget. However, these savings will often cost more in the long run; some examples include:

A relatively inexpensive paint can peel off or fail in other ways;
Plastic baths will always move, leading to gaps along the silicone, and possibly leaks and damage;
Internal doors contribute massively to the acoustics of a building and cheap ones won’t insulate noise well.

Aesthetics can also distract from a product’s core function. Will reminds us that “value and quality are different things to taste.” Concentrate on how something needs to perform, when weighing up options and prices.

3. Am I paying too much?

Being new to the build process can mean people worry they are paying too much. Whatever your budget, you will want to feel that you spent your money wisely.

While a huge budget may make some decisions easier, Will thinks you are better off being wise than being wealthy in terms of the build; of course money is critical, but getting the job done the way you want it is important too.

A good way to better understand the process, without adding costs, is to network within the self-build and construction environment. Asking how people have used products and materials will help and you can even learn from other people’s mistakes.

4. How can I find a reliable supplier?

While big builders’ merchants might compete in terms of service and special deals, they tend to offer a similar selection of products driven by industry standards. Keeping things simple makes life easy for everybody concerned, but this means self-builders typically encounter problems when it comes to getting more in depth advice, especially on less common building techniques. Will explains, “What builders’ merchants are generally not keen to do is to invest an awful lot of knowledge at the counter front or in the branch, because they don’t see a return for it easily.”

Will argues that there is a need to promote local builders’ merchants, who are more likely to support regional build systems or non-standard construction methodology.

5. Who do I turn to for help and advice?

A good starting place is looking at case studies and finding out what other self-builders are doing. For general help and advice, Will says it’s best to talk to someone who has done what you want to do.

For technical or professional help, he suggests that a sympathetic architect who understands your ambitions can help find tradesmen with the right experience. However, Will also notes that when he has supplied some building companies with new materials, such as lime plaster for the first time, they realised it wasn’t too difficult and were happy to offer this new skill to customers.

Other avenues of research include the Internet and roadshows. Will points out that this stage of the process doesn’t have to cost much, so it’s well worth testing the water before you spend a lot of money.

Some of the relevant information might be too technical for the ‘average punter’ and this is where you might have to abdicate responsibility to the experts. For those wanting an eco-home, it can be hard to work out what that might even mean and the right questions to ask.

Sustainability can mean different things to different people

An eco-home could be summarised as: benign in construction, use and potentially in disposal. As Will says, “It benefits occupants’ health and wellbeing, it doesn’t pollute the environment and demands very low levels of energy.” He adds that most buildings built using eco principles feel like really nice houses!

Some people worry that they aren’t creating the best possible eco-home, but self-builders need to set their own realistic goals. Will compares the desire for an eco-home to healthy eating. “Doing something is better than doing nothing. One salad a week is better than no salads a week. And we’re not expecting everybody to be vegan. There is a happy medium that is entirely personal to every single person.”

Find out more

Visit the website of Ecomerchant

Follow Ecomerchant on Twitter

Transcript

Download a transcript of the interview with Will Kirkman

The Future of Housing

During our interview with Will he mentioned our documentary The Future of Housing.

This explored the quality of housing in the UK and how we might improve the situation.

There's also a chance to see some exemplar projects.

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HPH153 : How to comply with building regulations – with Phill Skill

November 30, 2016 by Ben Leave a Comment

Phill Skill explains what building regulations are and how we comply with them.

Interview with Phill Skill

Phill Skill was Head of Planning at Stroud District Council for over 10 years and also featured in the BBC documentary series The Planners. Now he is the Lead Business Consultant at Stroud District Council as well as a member of the board at Gloucestershire Building Control Partnership.

Safety is at the heart of building regulations

Building regulations deal with the physical structure of a building and are there to make the occupants as safe as possible.

For example, it deals with foundations, wall structure, floors and drainage as well as what happens in the case of a fire.

As the homeowner, you are responsible if something goes wrong

The onus of the building regulations is on the house owner, not the builder.

Therefore it is a good idea to draw up a contract with your builder which will indemnify you in the case of issues.

Phill says: “It’s not getting seventy-five percent and we’ll let you build it, it’s getting a hundred percent and we’ll let you build it.”

The regulations themselves are simple to understand

Looking at a copy of the building regulations (in England and Wales; Scotland is similar) the sections with a green background are the actual regulations. These lay out what is expected in broad brush statements.

Phill paraphases: “Staircases should be built so you don’t fall down them.”

Approved documents explain how to comply

Phill continues: “For instance, stairs, it will tell you how high each step should be and how deep each step should be, what angle the stair should be.”

In England, there are two ways to get approved

While the Scottish system is different, in England approval can be granted upfront by submitting drawings to your local authority or it can be back-loaded by getting a building notice.

i) Submitting drawings

By submitting drawings prepared by a draftsperson or architect, the council will check them over and make sure they are compliant. If they are not, they will write to you and ask you to make changes.

While it may take a few weeks to get your approval notice the main advantage is that you iron out any issues before you get to site.

ii) Building notices

No plans or drawings are required with this method so it is quicker, but there will be more inspections on site.

Perhaps the biggest drawback is that you don't have a contract between you and the builder. So, you don’t actually know what the builder’s going to build because you haven’t given him any drawings!

Also if the building inspector asks you change something you’ll have to make those changes on site and at your own cost.

Phill says: “I would never recommend to anyone that they build a house under the building notice method. They really should have their drawings sorted.”

Work can be approved by either the council or an approved inspector

An approved inspector is an independent person who verifies you are building in accordance with building regulations and they’re regulated by the Construction Industry Council (which is a QUANGO of government).

Phill says: “A lot of approved inspectors work on a risk assessment, a bit like an insurance company. They will assess your job, your competencies, how many buildings you’ve built and then tailor their inspection regime to that. So, if you are a self-builder, doing it yourself, it’s going to cost you a lot of money because they’re going to have to come out more often. With the local authority, it’s effectively a fixed fee regardless of whether you’re Barratt’s or you’re Joe Bloggs.”

Phill's main advice is that you get what you pay for. Shop around and understand what you're going to get for your money.

A good building inspector should provide constructive input

A good building inspector will be somebody who tries to educate you as you’re going along. A bad building inspector will be somebody who just turns up, says ‘that’s wrong’ and walk away. While a building inspector is only there to check what you've done, they should offer you alternatives.

Site work should not be held up because of an inspection

The building inspector is not a clerk of works and therefore is not there all of the time.

Legally, if the building inspector has been informed that you’ve got to a particular stage, you only have to wait for 24 hours before proceeding.

Phill explains: “If they don’t turn up, you can continue because you gave them the opportunity to visit. Councils will always visit because that’s our policy and that’s how we get insured. As I said earlier, approved inspectors may take a more risk-based approach.”

Inspections fall into 8 stages

The majority of the checks are to do with the groundworks.

Commencement (preparing the files)
Foundations inspection (to check ground conditions; often combined with the commencement stage)
Foundations laid
Oversight (to check the insulation and any re-inforcement has gone in)
Damp-proof course level
Drainage (to check pipes are lined and level)
Occupation prior to completion (e.g. drainage check at the end of the project)
Completion

Builders/architects should have a good grasp of building regulations

There are about fifteen approved documents ranging from foundations through to fire and electrics. The government has a process of only changing three of them at any one point. As the rate of change is relatively slow too, it should not be too difficult for experienced architects and builders to keep up.

If there is a major change to any building regulations, it would be publicised in their trade magazines and they could also ask a building inspector.

Products change much more quickly

One of the biggest challenges a building inspector faces is keeping up with new products.

For example, insulation can become more effective and therefore less might be needed in the construction (so it's not just a case of checking the thickness of the insulation!).

The completion certificate is not a warranty

The most important document in this process is the completion certificate.

This is not a warranty but states that, to the best of the inspector's ability, the building is complete and compliant.

Your completion certificate will be required when you sell your home

Solicitors will want to see your completion certificate in order to convey your house.

Phill says: “That’s great for the profession because you have to have that completion certificate. And you cannot sell a property without it.”

Find out more

Download the building regulations from the Planning Portal

Follow Phill Skill on Twitter

Transcript

Download a transcript of the interview with Phill Skill

Why it's worth visiting the Potton's Self Build Show Centre

Regen Media is currently producing a video for Potton on the value of visiting their show centre in St Neots, Cambridgeshire.

I know the site well having been there numerous times, but it was intriguing to hear the many reasons that people give for coming to popping in (depending on where they are in their self build project).

However, top of the list is inspiration and that alone is a good enough reason to check out these five fully furnished homes (including the UK's first show home constructed to Passivhaus standard).

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HPH116 : How do you find a good builder of low energy homes? – with Mike Whitfield from Mike Whitfield Construction

February 17, 2016 by Lucy Cowell Leave a Comment

Mike Whitfield, from Mike Whitfield Construction Ltd, explains what to look for if you're trying to find a good builder for a successful low energy building project.

Interview with Mike Whitfield

Based in Herefordshire, Mike Whitfield's name comes up time and again when the words ‘Passivhaus' and ‘builder' are mentioned in the same sentence, and if reputation alone is anything to go by, then Mike is certainly a leader in his field.

In the late 1980s he worked with a builder using reclaimed and natural materials, even before they had any real notion of energy efficiency. His interest in this way of building was piqued in 1996 when working on a job with an energy consultant, and this has led to a gradual move towards constructing energy efficient buildings, to the point where his company specialises in building to Passivhaus standard. During this time, they have been continually working to improve their assembly methods and detailing.

Perhaps not being your typical builder, Mike has been to the AECB conference a number of times (at which he has also attended as a guest speaker), and has found that it has been a very sharing environment where people are learning a lot from one another.

Look for someone who has a genuine interest

Mike believes that if a builder has a reasonable level of competency, is prepared to learn, and looks at a previous job and thinks how they could have done it better, then they have the ability to progress quickly.

He recommends using the AECB as a starting point for finding a builder. Even if they don't have experience of Passivhaus, it is likely that they at least have a real interest in low energy buildings.

The beauty of Passivhaus is that it is measurable, so anyone claiming to be a specialist in the field can be judged by their results. Mike explains that this is the reason why he has been so busy the last few years, because once you have a track record of being able to build an airtight, thermal bridge-free home, then people will come to you because they know you can actually deliver it.

Attention to detail is the biggest difference from traditional building

On a traditional build, with a good plasterer and second fix carpenter the results can look okay! It doesn't work that way on a Passivhaus building.

Mike explains that it's not just about completing the tasks, but ensuring they're done in the correct order to get it right and save considerable time and money.

“The biggest challenge in building, is doing things in the right order really. And it sounds a lot easier than it is. To get the materials there, and the right people there, at the right time so that everything flows in the right order, takes quite a bit of experience.”

The steps to building a high quality, energy-efficient home

A typical project for Mike would ideally begin by working with an architect that is “on message”. If the architect is inexperienced then they would usually recommend bringing a Passivhaus consultant on board to assist.

A good set of drawings should be completed by the architect for the builders to work from, with the opportunity for Mike to have input if he can see where improvements can be made.

The windows need to be ordered in advance so that they are there on site within a couple of weeks of starting the job. They prefer to put the windows in as they're building, as it's easier to do and also helps to protect the site.

Other stages include insulation and airtightness, first airtightness test, first fix electrics and plumbing, plastering, completing the MVHR system, second fix tiling etc.

Garway – photo by George Mikurcik

Building to Passivhaus standard takes time to learn

Mike's company has 8 full employees, but even for skilled carpenters or builders who aren't used to Passivhaus it can take at least a year or two for them to fully get their heads round.

“They've just simply got to do that length of time to experience enough jobs to fully understand all the pitfalls really and to see where the problems might arise.”

Work to the builder's programme

Mike thinks that when selecting your builder it's important that if you've found someone who you think is the right person then you should work to their programme and be philosophical about waiting for them to start. He explains that the most stressful part for him is turning up to start the job on time! It can be very difficult to predict, given the whole process can sometimes start up to 18 months earlier. Even at the point of signing contracts and ordering windows it can still be 6 months before they start on site, and dealing with extras can easily see that 6 months become 7 or 8.

Ledbury – photo by George Mikurcik

Passivhaus requires a higher level of supervision

Mike tries to have one main job at a time, though there are generally two on the go: one being finished and the other being started. Having any more jobs would mean he wouldn't be able to get round the sites easily to provide the level of required supervision. Even experienced people that have been working with him for 10-15 years still need a certain amount of help and supervision, because not every project is a straightforward box shape.

Maintaining good relationships is key to the journey

Once you have the experience the actual building work can be fairly straight forward, but Mike feels it's important to maintain good communication throughout. The best jobs also tend to be where there is good communication with the architect and collaborative working from the outset.

Selecting a builder through a tender is not ideal

A lot of architects who deal with Passivhaus realise that the collaborative method of working is better, and appoint a contractor very early on. They can try and work out the price with them, do the detailing together and make sure everyone understands what's going on.

Mike feels that if you were to put a job out to tender you couldn't be sure that the person that wins has an understanding of what they need to do.

Mike says that a lot of committed Passivhaus builders are doing jobs quite competitively, and it's important to remember that you could easily be doing a Passivhaus for less than another builder would be quoting to do a similar traditional house to a high standard. He reminds us that typically a Passivhaus might cost around 10% more, but by definition it's a high quality house.

“Even if it's 10% more, it's 10 times as good!”

Vowchurch – photo by George Mikurcik

Find out more

Find out more information about Mike Whitfield Construction Ltd

Transcript

Download a transcript of the interview with Mike Whitfield.

House Planning Help at Ecobuild

We are holding a House Planning Help meet-up at Ecobuild this year. We'd love you to come along and say hello, tell us about your self build dreams and plans, or even how progress is going on your own project. Alex Baines, whose project is our current case study in The Hub, is also going to be with us and answering your questions.

We're going to be there on Tuesday 8th March. It's free to come along to this session but please sign up if you can so that we know to expect you!

The Hub update

We're currently working on our next module for The Hub, but in the meantime you can check out the ones we have produced on planning permission, and financing a self build.

In our most recent episode of the Long Barrow Passivhaus build we see the completion of the raft foundation.

If you are a member (just £45 a year!) you can also join our private Facebook group and share thoughts, advice, questions and experiences with other like-minded folk.

Please connect with me

Subscribe, rate and review the podcast in iTunes
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