Building your self-build home

You must have planning permission and a building warrant when self-building a home.

This is legal permission from the local council or planning authority. Planning permission is about the development and use of land, including how the house will look. A building warrant is to make sure it is constructed in a way that meets building regulations.

Getting planning permission

You must apply for planning permission before starting any work. This is unless the plot already has planning permission that you will follow.

Try to get ‘planning permission in principle’ before you buy a plot or hire a builder. If your application is refused, you will have to pay for a plot or builder that you do not want.

Planning permission in principle means a site has consent for development, but not full planning permission.  You need full planning permission before you can start work. This will depend on certain conditions. For example, submitting more detailed plans once you've bought the plot.

Check how to get planning permission.

Getting a building warrant

You need an approved building warrant before you start building work.

Get more information about building warrants.

Hiring a builder

Unless you’re doing the building work yourself, you need to hire a builder. You can either:

• hire a main contractor – this is a single company who do all the work
• hire separate contractors, each doing a different part of the build

If you hire separate contractors, make sure each stage of construction runs smoothly. Some architects can do this for you. Otherwise, you can do it yourself or hire a project manager.

Check that the builder you choose is suitable for the work. Check if they have certification from trade bodies.

Building contracts

You need a building contract if you’re using a main contractor. Get legal advice from a solicitor before you sign an agreement.

You can buy pre-made contracts on the Scottish Building Contracts Committee website.

Ask the builders to agree to a fixed price for the work. This should include any extra tradespeople they have to bring in. This helps avoid any hidden costs.

Make sure you finalise your plans before agreeing a contract. If you change them later, the builders can charge you more to carry out any changes.

Hiring a project manager

If you’re using separate contractors, a project manager can help you to manage the building work.

This includes

• hiring tradespeople
• ordering materials
• arranging water, electricity and gas connections
• making sure lenders' surveyors and building control can do inspections

Your project manager should:

• have recognised qualifications in construction, such as an HND, BSc or MSc
• have experience managing builders, tradespeople and logistics
• belong to a professional institution, such as RIAS, RIBA or ICE
• be local, with good knowledge of local builders and tradespersons
• be able to visit the site regularly and meet tradespersons face-to-face

To find a qualified project manager in your area, you can get advice from:

• Royal Incorporation of Architects in Scotland (RIAS)
• Royal Institute of British Architects (RIBA)
• Institution of Civil Engineers (ICE)

If you want to do the building work yourself

Doing building work yourself is risky and extremely hard work.

Self-build websites and books can give you guidance. You may need to do courses or workshops to learn the skills you need.

Some parts of the work must be done by a qualified professional, such as electrical or gas work.