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  • HPH278 : A beginner’s guide to self build – with Geoff Stow

    HPH278 : A beginner’s guide to self build – with Geoff Stow

    Having worked on his own hands-on group self build project, and site managed others, Geoff Stow shares his experience on where to start when it comes to self build.

    Interview with Geoff Stow

    Geoff’s involvement with self build started years ago when he worked with a community arts project in south London, making a video with a group of self builders who were promoting their scheme in Lewisham. So when Lewisham decided to do another scheme he put his name down, chairing and being part of a group of 13 that built their own houses on a Walter Segal project. From there, his involvement continued with working as a site manager for other group self build schemes, including the Hedgehog project in Brighton.

    “My background isn’t as a builder really but I think in some ways that’s quite interesting because it’s actually coming at it as a novice. I’m sympathetic with people who are trying to get a scheme off the ground.”

    Geoff also runs courses on timber frame self build, and self build project management at the Centre for Alternative Technology in Wales.

    Hope Wharf
    Hope Wharf

    It’s likely to be harder than you’re expecting!

    Geoff says he’s never met anyone who said they wished they hadn’t done it, but does stress that you should be prepared for a lot of hard work. He thinks there is actually very little in place to make things easier, with the majority of things at the beginning like planning and finding out how to connect services, being geared up to failing.

    Whereas most people spend their time at the beginning sketching designs for a plot they don’t yet have, he recommends instead taking that time to research and understand the issues involved. That could be around planning, environmental issues, insulation, ventilation etc.

    Take the opportunity to go to the exhibitions to grow your understanding and help you talk the same language as the experts, but bear in mind that a lot of it is sales focused.

    Understand the issues around claiming back the VAT, and get yourself organised with a good accounting system so you can keep track of staying within budget.

    Build your knowledge by checking out some of the self-build books around, like Mark Brinkley’s Homebuilder’s Bible. They’re worth reading for finding out about things like health and safety requirements, working out how you’re going to organise your project, whether you might be able to site manage it yourself, and understanding what the relevant issues around that might be.

    Use your suppliers by asking for detailed information, and if they can’t provide it then don’t use them. Geoff gives the example of a window supplier, where you should be providing wall designs and asking what’s the best way of fitting them.

    Have a sensible budget

    Keep in mind that things rarely come in under budget or ahead of schedule, so have a sensible budget that is based on real costings, not just how much you’d like to spend or how much other people have spent. Be wary of the figures that people quote when they say their house cost X amount per square metre, as you never quite know what has been included and what has been omitted.

    Budget high for all of the initial stages. Things like the foundations, services and access roads can have plenty of unknowns and it’s much easier to price up more accurately for the above ground works. Add on a good contingency once you get quotes in as this should free up money later on.

    In addition to budgeting for the overall cost of the build, if you’re using a self build mortgage you will need to consider your cash flow. They work by releasing money once a stage is finished, so although you might have enough money in total, you might find the project grinding to a halt if you do not have it available at the right times.

    Finding land will probably mean making compromises

    Geoff’s key piece of advice for finding land is to be flexible, as there’s not that much of it around. He thinks it best to spend time in the area where you’re looking as quite often word of mouth can be helpful.

    Take the time to understand your site

    Geoff estimates that, depending on your skill base and level of organisation, around a year is a good length of time to spend on your research. As part of this he recommends spending time on your site and understanding how to place the house so you can get the best out of it. This will include things like orientation, window placement and learning how the sun falls on the site at different times. During this period you can also be going to exhibitions and talks, doing courses, going on Passivhaus open days and speaking to other people that have built their own homes.

    Focus on getting the fabric of the building right

    Geoff says you’re never likely to hear someone say that they wish they’d put in cheaper windows or used less insulation! So concentrate on getting the insulation, windows, detailing of doors, heating systems etc right, and getting it to the best quality that you can afford. It doesn’t necessarily have to be the perfect house straight away, and you can always retrofit your dream kitchen or build a second stage later when finances allow.

    Speak to other people for advice

    Get as much information as you can from suppliers and manufacturers about their products and their detailing. Also speak to builders’ merchants who might be able to suggest alternative products that you might not have come across.

    Geoff follows a couple of Facebook groups which he says, if you filter through a lot of the rubbish and sales pitches, can actually have really good information and experience that people are willing to share.

    “There’s no right way of doing it…what there are is a lot of wrong ways!”

    Geoff stresses that there is no right build system to use, and the method that you choose will be based on a lot of criteria. Whatever method you do choose, just make sure that it’s of the highest quality you can afford.

    A lot of it will be down to personal preference, and whether you like timber, stone, brick etc.

    Geoff’s preference is for timber frame, partly for the accuracy and speed which it affords. He personally would also avoid very innovative systems by very small companies as there can be a question of whether or not they can actually deliver.

    Also consider what kind of products you want to be using. Some people might want high performance foam insulation, whereas others will want to go as natural as possible and use sheep’s wool or Warmcel type insulation.

    “Whatever building method you go with, you just need to really understand what the issues and the criteria are. The good points and the bad points. And ignore what people say about their method being the best, it’s modern or it’s developed by NASA or something ridiculous. Just understand what the issues are with all of them and base it on real costs.”

    Decide how much involvement you’re going to have

    As a client there are options as to how involved you will be on the project, ranging from paying huge sums of money to a building company who will do everything for you, to getting hands-on and doing practically everything yourself.

    Probably the biggest deciding factor is thinking about what skills you have, but not necessarily assuming that because you can do something yourself it will necessarily be quicker or cheaper.

    “So, if a job that a skilled person can do quickly and well and you can do fairly well and take a long time over, that might mean that it’s longer before you move in and you’ve got more mortgage repayments, more insurance, if you’re renting a house then there’s the rent that you’re paying while you’re doing it. So, you might think you’re saving some money but actually, are you really?”

    You might also find that by doing a job yourself and taking longer about it, you might be holding up the next trade that can’t come in and do their job until you’ve finished. Instead there might be jobs that you can do which won’t involve holding anyone else up, like prepping and putting up cladding for example.

    When it comes to managing the project, you have the choice of paying someone else to do it, or doing it yourself. Obviously doing it yourself in theory should save you money, if done well, but consider whether you have the expertise to: keep things on track and on budget, get prices and employ subcontractors, nudge people when needed, make sure the work is being done to a high standard, check health and safety standards are being adhered to, keep neighbours on side etc.

    Do it on the terms of what you can afford, what skills you have and what you want your level of involvement to be.

    Being too fixated can be a common pitfall

    Geoff sees people that might become completely fixated on building a straw house for example, when actually the site they have might not actually be ideally suited.

    “It’s just understanding the issues around those sorts of things and not necessarily getting very fixated on one thing where you end up making your build really complicated because you’ve got this one fixed idea that you saw somewhere on television that you want.”

    He also says that no matter what you do there will be people saying that you shouldn’t have done it that way. And maybe even you yourself will look back and think you might have done it differently, but just try to get as much right as you can based on the knowledge and research at the time.

    People always say they want to be in by Christmas!

    Geoff suggests when it comes to how long a project will take, that if you’re planning to do a lot of the work yourself then try and avoid it going over two winters, as the second is always particularly tough (especially so if you’re living in a caravan!) Realistically you could be looking at 12 to 18 months on site, but less than that if you have builders.

    He also recommends trying to get as much finished as possible before moving in, even if that means throwing money at some good contractors to speed things up. Finishing off works once you’re living there is much harder to do and becomes less likely to ever get done.

    To help keep on track with the budget and schedule, try not to make changes as you go along. You can make minor changes but you don’t want to be deciding to change window placement or move walls once work is on site.

    Work with an architect who is on your wavelength

    Keep a scrapbook of ideas and images that you like and can show to a designer or architect, and make sure you work with someone who is going to design the sort of thing you want.

    Although it’s not necessary to employ an architect, having a good one on board that is sympathetic to your ideas can elevate your plans and give you a wow factor, rather than simply being a series of rooms joined by a corridor.

    Having an architect involved could just be paying someone for a simple check over your plans and offering advice, to a full package of designing the house, getting it through planning and building control, and seeing the whole project through to completion and sign-off at the end.

    A key consideration in choosing who to work with is finding someone who is on your wavelength that you feel you can work with. Ask for proof that they really understand the issues that matter to you, as some might claim to be providing a sustainable and energy efficient building just because it complies with current building regulations.

    Participants on a timber frame course

    Find out more

    Visit the website of the Centre for Alternative Technology

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    Transcript

    Download a transcript of the interview with Geoff Stow.

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  • HPH158 : Lessons from 40 years at the Centre for Alternative Technology – with Pat Borer

    HPH158 : Lessons from 40 years at the Centre for Alternative Technology – with Pat Borer

    Architect and author Pat Borer shares insights from his teaching career at the Centre for Alternative Technology as well as what he’s learned from his own practice (which has helped hundreds of self-builders).

    Interview with Pat Borer

    Pat Borer is an architect specialising in green architecture, mostly for self-builders. His work at the Centre for Alternative Technology (CAT) in Machynlleth began in 1976.

    CAT’s inspirational natural setting helps its cause

    CAT was founded in 1973 by Gerard Morgan-Grenville on the site of an old slate quarry in west Wales. He wanted to create an experimental village of the future to demonstrate there was an alternative to mainstream, industrialised civilisation, both technologically and socially. Demand to visit the centre in its stunning location meant it was soon opened to the public.

    Straw bale theatre

    We should only use our fair share of resources

    The industrialised people of the world use eight times their “fair share”. The energy crisis of the 1970s prompted research into renewables by many, including CAT, although interest in renewable energy has developed hugely and is now generated on a national scale. In 1976, CAT built a super insulated house that used less energy than a passive house.

    Photovoltaic technology hasn’t changed much but the scale of manufacturing means the cost continues to drop. Similarly, the cost of generating electricity from wind turbines is now comparable with coal and even gas.

    The construction sector uses a tenth of the nation’s energy

    Pat comments that one reason the UK has such a big DIY market is because our houses are so badly designed and built that we have to do something about it. Unfortunately, by the time a typical development house is occupied it is difficult to rectify the corners that have been cut such as insufficient insulation.

    CAT advocates green building, covering many areas relevant to self-builders:

    • Energy
    • Architecture
    • Light
    • Air quality
    • Materials
    • Building waste

    The philosophy behind all CAT buildings is low energy, including low embodied energy and materials. Visitors can sense the difference in these buildings because of the use of traditional materials such as wood, earth and lime. They say it smells and feels different, which feels good.

    Rammed earth theatre

    The technology works; what needs to change is attitudes

    CAT is known for its research and most recently their Zero Carbon Britain report prompted questions in parliament. Pat explains that to get to a zero-carbon state, we’ve got to make some serious changes like reducing flying and meat consumption.

    CAT also plays a key educational role, offering:

    The five-day self-build course runs twice a year for groups of around 16 people, and covers a mixture of theory and practice. It includes talks on energy, materials, services, organising the site, planning and building regulations. The course encourages people to think beyond their intuitive design ideas and ask themselves what is sustainable.

    Timber frame is the most applicable method for self-build projects

    CAT only teaches timber frame construction to self-builders. There are various advantages: the techniques are relatively easy and timber is plentiful, durable, strong and easy to cut. Local timber has very low embodied energy and provides work for people in the countryside as well as good habitats for wildlife.

    Timber frame construction helps self-builders gain confidence and Pat has seen many go on to tackle plastering and some plumbing and electrics.

    However, his tip for a successful project is to choose the technologies that suit you. If you’re good at brickwork then it’s okay to choose that; it’s a cheap way to build and can be suitable for low energy houses.

    Choose your insulation wisely: condensation can rot a timber frame

    The evidence for using breathable construction is very strong although it’s still not universally adopted, despite the well-known risk of condensation. CAT promotes the use of insulations made from recycled newsprint, cellulose, sheep’s wool, flax, hemp, and cork – rather than plastic foams. Sheep’s wool, for example, smells great, doesn’t itch and is easy to fit.

    Is green building always more expensive?

    Pat argues that although many sustainable materials can be more expensive, there are cost-effective options. For example, reusing materials is often cheaper. In other cases, for the same budget one might choose a superior and more environmentally friendly product, e.g. a locally grown hardwood floor rather than a “glued-up” laminate from Germany.

    Saving energy doesn’t have to mean discomfort

    Pat explains that the centre has survived on very little money but it’s never been uncomfortable, as practices such as car and food sharing have made it very cheap to live and work there. CAT tries to show that it’s not just the right thing to do, it’s an attractive way to live.

    “If everybody does a little, we’ll only achieve a little.”

    Regarding climate change, Pat quotes David McKay, explaining we’re past the point where small changes by everyone are enough. We need to do more.

    CAT aims to show visitors that ecology is complex, with every little thing affecting every other thing, challenging them to really change their lifestyle with regard to energy. Beyond changing light bulbs and saving water are more demanding adjustments such as an electric car or sacrificing space or aesthetics for insulation.

    The best solutions are not technological nor lifestyle

    Pat says in the future the Industrial Revolution and its enormous fossil fuel use will be seen as a wrong turning. So we need to start correcting our course now, but building on what we’ve done.

    We are often reminded that if most of the fossil fuels aren’t left in the ground, life will become untenable for most of the world. Remembering this while planning a self-build will yield a better result at the end, as Pat says: “As well as saving the planet, you’ve kind of saved yourself a bit.”

    Find out more

    Visit the website of Pat Borer

    Visit the website of the Centre for Alternative Technology

    Transcript

    Download a transcript of the interview with Pat Borer

    The Hub update

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  • HPH149 : Can airtightness tests on developer homes be trusted? – with Paul Buckingham of Sustainable Lifestyles

    HPH149 : Can airtightness tests on developer homes be trusted? – with Paul Buckingham of Sustainable Lifestyles

    Paul Buckingham explains his frustrations about building standards in volume built houses.

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    Interview with Paul Buckingham

    In Episode 99 we spoke to Luke Mahon about what it had been like living in his new, developer built, home. In this episode we are turning attention to the insights of someone who has worked within the industry and has been frustrated by the practices he has routinely seen.

    Paul Buckingham is a trained electrician but his interest in the energy efficiency of buildings led him to complete a Masters degree in Architecture: Advanced Environmental and Energy Studies at the Centre for Alternative Technology (CAT). Over the last 4 or 5 years his work has predominantly been in airtightness testing, and estimates in that time he must have carried out tests on over 2000 properties, of which he says none of them were properly airtight. Until recently much of the work he did was on volume built houses and he shares some of his experiences of that time.

    Paul now runs an independent consultancy, providing advice on achieving energy efficiency.

    thermal-camera

     

    The airtightness testing is about making the house pass the test, not about making it energy efficient

    Paul claims that his experience of testing was about quantity and not quality, getting as many houses to pass the test as possible.

    “All you’re doing is effectively bodging to get it through an air test…. And it doesn’t matter how good or how bad the building is, it will pass eventually.”

    He uses the example of dry lining which should be solid dab and fully sealed around the tops, bottoms, electrical outlets etc, but invariably the builders are not using anywhere near enough plaster. After the boards have been put up on the walls this can be spotted with a thermal camera to see where the dots and dabs are.

    Paul tells of a house he visited where the building failed the airtightness test because of a lack of mastic around the skirtings. He says the builders then put in the mastic, only for the carpet fitters to cut it out again. After it was then replaced by the builders and subsequently passed the airtightness test, Paul noticed them once again cutting it out as he was preparing to leave.

    “So they’ll go round, they’ll mastic it purely to get it through an air test but it does look a bit messy because they go in there, they literally just throw this stuff on there just to seal the skirtings up so they can get an air test pass on it. And once we’ve finished they come in and cut it all out again. It happens on pretty much every house I’ve ever been to.”

    Cold air flowing behind the dry lining of a new house where it has not been sealed to specification.
    Cold air flowing behind the dry lining of a new house where it has not been sealed to specification.

    Wind blowing through the eaves and across the ceiling of a brand new loft conversion.
    Wind blowing through the eaves and across the ceiling of a brand new loft conversion.

     

    Some builders were prepared to take advice onboard

    Paul says there was a often a shortfall in knowledge on site about what airtightness is and how to make a house airtight, and it was his aim to advise people how to improve on this, rather than just get the buildings to pass the test. He found some site managers and builders more receptive than others to his suggestions and they were prepared to work with him to get the houses built right, rather than patching them up at the end.

     

    The tight schedules mean quality is often not a consideration

    On a large housing development the builders are given such tight schedules that Paul claims the builders themselves say they’re just throwing the houses up in order to meet deadlines and targets.

    “And when the guys that are building them turn round and say I wouldn’t buy one, then there’s something seriously wrong somewhere.”

    Loft space of a new house showing insulation that has fallen out because it wasn't installed to manufacturer's specification.
    Loft space of a new house showing insulation that has fallen out because it wasn’t installed to manufacturer’s specification.

    Absence of loft insulation on a new build house.
    Absence of loft insulation on a new build house.

    Paul was eventually fired from his recent airtightness testing job. He says his employers weren’t happy that he was spending time trying to get the message across and get the builders to change their ways, when he should have been keeping the customers (the volume house builders) happy by helping them to just get a pass on the buildings. Things came to a head after he wrote a report where he had used thermography to show missing insulation, air leakage around windows and air blowing in behind the plaster board.

    “But I think had they not sacked me I would have quit anyway because I got to the point where I just couldn’t do it anymore. I just felt like a total fraud.”

     

    Use an independent surveyor or airtightness tester if you’re planning to buy one of these homes

    Paul points out that when it comes to the airtightness test, “the trouble is the builder pays for it so the builders effectively own the compliance companies.” He suggests that if it was instead carried out by an independent tester or surveyor, and paid for by the potential purchaser, you could be sure of a more impartial result. He says this might be a step in the right direction of putting pressure on the builders to improve standards and practices. He would also like to see a tightening up of legislation, where things adhere to the Building Regulations to the letter, not just an interpretation of them which is what he currently sees.

    “I know how we can make energy efficient houses, it’s just that none of the main builders seem to be doing it. They just seem to be throwing up boxes and selling them. If I could work with these builders and advise them on how they can make them properly energy efficient then yes I think I’d be quite happy with that but at the moment I’m not seeing any of that!”

     

    Find out more

    Visit the Sustainable Lifestyles website

    Follow Paul on Twitter

     

    Transcript

    Download a transcript of the interview with Paul Buckingham.

     

    The Big Green Home Show – National Self Build and Renovation Centre

    A reminder that Ben will be speaking at The Big Green Home Show at the National Self Build and Renovation Centre on 8th and 9th October. He’ll be talking on the topic of what it’s like to be a self builder. He’ll be drawing on his self build experiences so far, some of the challenges that you might face, and also offering some of the tips that he has picked up from visiting a number of Passivhaus self builds across the UK.

     

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