As I have previously written, the cost of a site for your self-build can be daunting. For us, it was difficult as we had very specific criteria that we were ticking the boxes on. I’ll run through our thoughts when we embarked on the self-build journey. This is in no particular order.
The cost of a site for your self-build
This may be a big deciding factor and for us it was. We had our limit set as we wanted the equity in the new home once built. When we built as first-time buyers (2019-2020) we were hoping to save as much as 30% as we weren’t going to be lavish, but rather practical in our finishes. However, that is another story.
When it comes to a self-build you also need to think about stamp duty, local property tax, as well as the local council fees which can be in the region of €15K. No messing. The bill from the local council (ours was Wicklow) for the privilege of building in Wicklow will make your eyes bleed. There is also a deposit on top of this “contribution”, as they like to call it, for about €1,000. You will, maybe, sort of, get this back once you tick all the planning boxes and requirements associated with your build. So don’t pay over the odds for your site as the hidden costs could cripple you before you start.
Other considerations for your self build
There isn’t just the cost of the site.
- Full Planning Permission (FPP). – Going through the planning process in Wicklow can be a harrowing experience if you are doing it yourself. Looking for and finding the right professionals to put in for planning can be just as tough. Experience can be everything here. We wanted FPP but were willing to go through the planning process if we found the right site.
- Quantity Surveyor (QS). – Finding one for me was not easy. Hopefully, you have more luck than I. You will need to provide a bill of costs to the bank in order to get your mortgage approved. This step can’t be dodged. Your architect/engineer might do this too. Since I was my own architect I hired a QS to cover off the bank requirement. I also needed an engineer to oversee the drawdown stages that your bank will insist on.
- Amenities. – We wanted the site to be close to shops, trains, buses, etc. and we even discussed things like gritted roads. While being out in the country is great, it wasn’t going to suit us in the short to medium term with kids heading to college and work. We really wanted it to be within walking distance of these things.
Irish Water and their charges
There are a few hoops to jump through but overall the process is pretty straightforward even though it takes a long time. Make sure you get the names of all the people and their numbers. It may be different now but I was sent around the houses each time I made a progress inquiry.
Pre-connection.
This needs to be done ahead of planning as it will need to be included in your planning application. Once you enquire it will take about 16 weeks before you receive a Confirmation of Feasibility (CoF).
Connection Application Phase
Don’t leave this too late.
For me they took ages. They reassess the application and send out an engineer to ensure that they can still connect you and to confirm how far you are from the mains. This will basically decide how much they eventually charge you. They then send on an offer letter outlining your connection and costs. they say this takes about 16 weeks also but please don’t hold your breath. You then need to accept their T&Cs. They also mention a “construction phase” but I didn’t have that at all and instead went straight to a connection. The minimum you will pay for your connection is €6,201. Yes, you really did just read that.
Irish Water’s charges can be seen here, but don’t be fooled by the smiling faces in their header image as you won’t be smiling after you have read it.
Irish water ended up digging up the whole road to connect us as they hadn’t counted on such deep pipes. They brought in special equipment to dig and to ensure that once it was dug it didn’t collapse on them. They will also only provide the connection to the site boundary so CC House Builders dug the trench from our house to the road edge.
I didn’t need to dig a well or get a septic tank so can’t say too much about that but here is a link to a fairly decent site. Septic Tanks.
Electricity for your self-build
The current minimum cost is €3,500 and you will wait about 2 months for the install. So, another one that you will want to plan and time correctly. I planned this with Allan and Ken as they forecast when each utility would be ready to be connected. Once again, with the right planning, it is fairly straightforward.
Summary
Nobody takes you aside and tells you all this. Each professional you hire will be concentrating on what they need to do and as such things can fall through the cracks. Finding and purchasing the site isn’t the first step though is it? Making the decision to take on a project like this is. As such, having a clear understanding of all the moving parts with a good plan is paramount. Allan and Ken helped every step of the way and made things really easy and smooth for a “no drama” build experience. Give them a call and have a chat with either of them and find out for yourself why their homeowners sing their praises. You will not be disappointed.
