New Build Detached House, Yorkshire

A self-builder in North Yorkshire approached First4Estimating for a full cost estimate for a 4-bedroom detached new build on a rural plot. The plans included groundworks, a timber frame superstructure, all external works including driveway and landscaping, and a comprehensive internal specification.

The client needed a detailed cost plan at planning stage to support their self-build mortgage application. The lender required a professional estimate broken down into six drawdown stages before they would approve the finance, making accuracy and clear presentation essential.

The rural site presented poor ground conditions, with a site investigation revealing soft clay and a high water table. This meant standard strip foundations were unlikely to be sufficient, and the client needed a clear cost comparison between piled, raft and strip foundation options to make an informed decision.

Timber frame construction required specialist pricing that differed significantly from traditional masonry methods. The client also needed the cost plan structured to align precisely with the six drawdown stages required by their self-build mortgage lender, with each stage independently costed and clearly presented.

• Full elemental cost estimate covering all trades from groundworks through to landscaping and external works
• Staged cost plan aligned with the lender’s six drawdown stages, with each stage independently valued and clearly documented
• Separate schedule for provisional sums and PC items, giving the client clarity on allowances versus fixed costs
• Material specification options at three price points — budget, mid-range and premium — allowing the client to understand cost implications of their choices
• Foundation cost comparison covering piled, raft and strip foundation options with recommendations based on the site investigation report

The client secured their self-build mortgage on the first application using our staged cost plan. The lender commented that the documentation was among the clearest they had reviewed. The client then appointed a local contractor who was able to work from our estimate and delivered the project within 4% of the original budget, completing the build in 11 months.