Building a House: What You Need to Know Before You Start

Thinking about building your own home? It’s an exciting journey, but there are a lot of details that can surprise you. From the moment you sketch a floor plan to the day the builders hand you the keys, every step matters. Below you’ll find the most useful bits of advice to keep the project on track and the budget in check.

How Much Does It Really Cost?

First off, let’s talk money. In 2025 a typical three‑bedroom house in England costs anywhere from £150,000 to over £300,000 to build, depending on location, size, and finishes. The biggest chunk is the structure – foundations, walls, roof – which can be 45‑55% of the total. labour and material prices have risen lately, so it’s worth getting several quotes and comparing the cost per square metre.

If you’re torn between buying an existing home and building from scratch, a quick cost‑vs‑benefit check helps. Buying usually includes land price, stamp duty, and any renovation work. Building lets you pick every finish, but you’ll pay for land, planning fees, and possibly higher insurance premiums if you run into foundation issues.

Don’t forget the hidden costs: site preparation, utility connections, and the inevitable change orders when you spot something you didn’t plan for. A good rule of thumb is to add a 10‑15% contingency to your budget. That buffer can cover unexpected foundation crack repairs or tweaks to your original design.

Key Regulations and Common Pitfalls

In the UK you’ll need planning permission for most new builds, unless the project fits within Permitted Development rules. Those rules let you extend a house without a full application, but they have strict limits on height, width, and how close you can get to the boundary. If you ignore them, you could face a costly stop‑work order.

Foundations are a common headache. Small cracks under 2mm are usually harmless, but anything wider might need a structural engineer’s assessment. Measuring crack width accurately and acting early can save you from a massive repair bill later.

Choosing durable materials can also protect your investment. Strong, low‑maintenance bricks, insulated concrete forms, and high‑grade cement work well in wet UK climates. These choices add to the upfront cost but reduce future repairs and improve energy efficiency.

Finally, keep communication open with your builder or contractor. Many people think a “builder” and a “contractor” are the same – they’re not. A contractor usually manages the entire project, subcontracting trades like plasterers, electricians, and roofers. Knowing who is responsible for each part of the job keeps you from falling into the “who‑does‑what” confusion that delays projects.

Building a house isn’t a sprint; it’s a marathon with many checkpoints. By budgeting realistically, respecting planning rules, watching for foundation cracks, and picking sturdy materials, you’ll avoid the usual setbacks and end up with a home that truly feels yours.