The Challenges of Building a House

Introduction

Building your own home is a rare and exciting opportunity. While buying an existing property may be the easier route, many homes on the market are simply not fit for purpose in today’s world. Older houses can be expensive to heat and inefficient in meeting modern environmental standards.

A HebHome offers a superior alternative—think of it like upgrading from a clunky 1980s banger to a sleek, modern car. With outstanding energy performance, beautiful architectural detailing, and a streamlined building process, a HebHome is a smart investment.

That said, self-build projects come with their fair share of challenges. This guide will help you navigate potential pitfalls and make the journey as smooth as possible.

Deciding Where to Live

Before purchasing land, make sure you can see yourself living in that location all year round. If you’re considering a remote or island site, it’s essential to experience it in winter before committing.

Your site’s location will also have a significant impact on costs. Remote islands, the far north of Scotland, or high-demand areas in the southeast of England or northeast Scotland tend to be more expensive due to higher trade rates and logistical challenges.

The terrain and ground conditions also matter. A seemingly cheap plot may require a £50,000 access road or a £25,000 electricity connection—turning a bargain into a costly mistake. Deep peat, clay, or hard rock can lead to expensive foundation work. The key is to factor in these costs before taking the plunge.

The Purchase

A conditional offer is usually the best approach when buying land. Once your offer is accepted, a full planning application can begin. At this stage, it’s advisable to carry out:

• A topographical survey
• A ground investigation
• Road design planning
• Assessment of service connection costs

If any unexpected costs arise (such as deep foundations or an expensive road), you’ll still have time to reconsider before finalising the purchase.

Some sites are sold without drainage or sewerage solutions—if you can’t install these, you can’t build a house. Never buy a site unless these issues are resolved, or you are willing to take a calculated risk for a lower plot price.

Engaging HebHomes

At HebHomes, we can be appointed for your project as soon as your conditional offer is accepted. In Scotland, we offer a Planning and Warrant service, where we handle the necessary investigations.

In England, however, planning policies are different, and local knowledge is essential. A local architect is best placed to handle planning applications, liaise with councils, and coordinate other consultants such as site engineers and sewerage specialists.

For help finding an architect, the RIBA Find an Architect service is a good starting point. Alternatively, you can check your local planning portal to see which architects or technicians have experience with similar applications.

For those looking to build in Ireland, the planning system is very different, and HebHomes does not offer a service there.

The Programme

Once HebHomes is appointed, you’ll receive a Gantt chart programme outlining the key project stages based on our experience.

However, timelines are often influenced by external factors, including:

• Consultant availability – If engineers are busy, planning applications can be delayed.
• Planning application length – This varies significantly depending on location and council workload.
• Building regulations approval – Wind and snow loads vary by microclimate, requiring site-specific engineering.

One of the most common causes of delays is client changes. Sticking to the original design will speed up technical and engineering processes, reducing costs and avoiding unnecessary setbacks.

Contractor availability is another factor. The best builders are often in high demand, so waiting for the right team can be worthwhile. Additionally, HebHomes’ own fabrication capacity means that if multiple clients request kits at the same time, some will have to wait.

We always strive to meet deadlines, but UK weather—especially on the west coast of Scotland—can cause delays. If this happens, we will keep you fully informed to minimise disruption.

Working with Your Project Manager

It’s important to understand the role of your HebHomes Project Manager (PM). HebHomes is not a full-service architecture practice—we supply pre-designed kits and limited architectural services.

Unlike a bespoke architect, who may only be working on a few projects at a time, your HebHomes PM may be managing over twenty. This means their time is limited, and correspondence should generally be kept to scheduled meetings and the customer portal.  If concerns arise, a quick Zoom call is often more effective than long emails.

Building a strong, cooperative relationship with your PM will help keep the project on track and reduce stress.

Design Changes

While we offer some flexibility, we strongly advise keeping design changes to a minimum. Even seemingly small alterations—such as new detailing, changes to heating and ventilation systems, or bespoke joinery—can cause delays and increase costs.

If your vision requires extensive modifications, a bespoke architectural project may be the better route. Our sister company, Dualchas Architects, can provide this service if needed.

Silence Isn’t a Sign of Inaction

At times, it may feel like nothing is happening on your project. This is often due to waiting on information from engineers, planning permission, or building regulations approval.

Rest assured, your PM has not forgotten about your project. 

Cost Considerations

While kit houses provide more cost certainty than bespoke projects, there are still unknowns and potential risks.

Key cost factors:

1. Kit price fluctuations – Inflation and material costs may change between deposit payment and kit order.
2. Site-specific costs – Additional steel, delivery, crane hire, and subsistence costs vary by location.
3. Construction costs – The Estimate of Costs (EoC), available on our website, provides a breakdown, but costs may vary due to ground conditions, accessibility, and contractor rates.

We strongly advise using a Quantity Surveyor (QS) early in the process—ideally while waiting for planning permission. If the estimated cost is too high, you can:

• Reduce specification at the technical drawing stage
• Switch to a more cost-effective HebHomes design
• Seek additional funding
• Stop the project before incurring major costs

On Site

Watching your kit home take shape is an exciting milestone. The erection process can be rapid, and within days, you’ll start to see your home come to life.

However, preparation is key. Before the kit arrives, ensure:

• Site welfare facilities are in place
• Access and laydown areas are suitable
• The ground is prepared as per contract

Our team will inspect the site before erection to ensure everything is ready. Once the kit is erected, windows (excluding rooflights) and membranes will be installed, and internal partitions fitted. Any minor snags will be addressed promptly.

Conclusion

Building your own home is a challenging yet rewarding journey. While there will always be some risks and stress, good planning, clear communication, and realistic budgeting will make the process smoother and more enjoyable.

At HebHomes, we are constantly striving to improve our service, and we welcome feedback to help make your self-build experience even better.