Getting Started

The following are some of the important issues which you need to consider when starting the process of building a new home:

1. CHOOSING YOUR SITE

It is important to take into account that no two sites are alike and not all dwelling types are appropriate for every site.
It is necessary to make sure that your site can facilitate the many difficult aspects of the type of house you hope to build. Purchasers should be aware that buying a site ‘outright’, with outline planning permission only, does not necessarily guarantee them the type of house they may require.

The nature of the soil and site gradients are of the upmost importance when deciding on a site. Excessive filling or excessive excavation, can result in hefty expenditure. Also, soil types may be of such a nature as to require an effluent treatment system as opposed to traditional septic tanks. Where on site percolation is required as opposed to mains drainage, then Percolation tests will be required to accompany any planning application. Most local authorities now insist on an EPA percolation test. This test is quiet involved and time consuming and its cost should be incorporated into any planning budget. Figures. Check with your architect/local authority for your county requirements. These tests, in many cases, will determine the means of effluent treatment required for your site.

Matters such as development cost, available services, and planning restrictions are all contentious issues and therefore you should seek the help of your Architect at an early stage. It is also possible to buy a serviced site. This generally means that drainage, water, electricity and other relevant services are provided on site.

2. CONVEYANCING

Ensure that the legal conveyance of your site has been completed thoroughly. Particular care should be taken in relation to boundaries and a surveyor should be employed to ensure the boundaries on any transfer or deeds map match the boundary on the ground. Correcting mistakes later can be very expensive. Easements for access or services, and any liability towards common accesses, or services should be clearly defined and highlighted. Have your site boundaries checked independently to ensure that they comply with your transfer documents. Never be tempted to commence works on a site before conveyance is fully complete, no matter how well you know the vendor.

3. MORTGAGING

If you are arranging a mortgage this should be done before or in tandem with getting your house designs and permission so as to:

1. Help set your budget, as this will often dictate the house you may or may not be able to build.
2. Ensure that you comply with the many conditions laid down by your mortgage company in relation to structural checks, inspections etc.

4. HOUSE DESIGN

There can be an infinite number of possibilities and issues involved in designing your dwelling. There will always be a number of compromises to be made between your desires and the possible constraints of the site itself such as orientation, gradient, etc, coupled with planning restrictions such as height , sensitive rural areas, local architectural features.

Should you choose a plan from this book that you feel is perfect for you it may still need alterations to comply with the above requirements. This is the service that we at HMG and CMG specialise in. We would strongly advise you to seek a consultation prior to finalising your house design. We can assist and advise you on how suitable a dwelling would be for any particular site, along with the likely planning restraints and whether or not the design you are considering would be suitable. We can also give assistance with tendering, construction issues, and construction inspections. This service ensures that all the initial efforts and discussions which resulted in your chosen design being put on paper are instigated on site.

Spending worthwhile time in obtaining professional assistance at an early stage such as this inevitably saves a lot of time, problems and headaches that many encounter at a later date during construction.

5. PLANNING PERMISSION

Full planning permission must be received before any work can commence. Ensure also that any statutory objections periods which may exist, have elapsed, and any pre commencement conditions outlined on your planning permission, are complied with. Any conditions of a structural/building nature outlined in your planning permission should be incorporated into your building contract prior to tendering and complied with during construction.

6. BUILDING REGULATIONS

All plans and specifications should be to the current Building Regulations standards at the time of construction. Advise should be got from your architect in relation to any regulations which are in transition period and if you are likely to have to comply. If there is any doubt any increased standards should be applied to the project. These should also be passed by the relevant authorities if applicable in your area. Likewise, you should ensure that the contractor is fully conversant with the current Building Regulations, and fully intends to construct the dwelling in compliance with same.

7. COMMENCEMENT NOTICE

In the Republic of Ireland you are currently obliged to submit a Commencement Notice stating your intention to commence work within fourteen to twenty-eight days. These forms can be obtained from your local authority, and a copy usually accompanies your grant of permission.

8. INSURANCE

Insurance cover is vital during the course of construction to protect your investment. This is especially important if you are building your dwelling on a self-build method as all too often clients forget, to their detriment. Your architect or mortgage broker can often point you in the right direction. If your house has been constructed under contract then ensure that your builder has a policy to cover for these eventualities. Insurance cover should cover for at least storm damage, fire damage, public and employer’s liability insurance, all risks.