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John Ellis's Video Feb 8_ 2025 VEED 1
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hey everyone and welcome to the first module this is the 16 steps to building your project in budget and avoid wasting tens of thousands of pounds and we're going to show you in this free training so we're going to run through these fre modules as I've talked about previously and the first module is dream it Planet the ultimate foundation for your project so we're going to put in the foundations to make sure that you build your project in budget without was take tens of thousands of pounds like most people do so by going through these steps we're going to show you today we've helped sha and Kent save 20,000 at the planning stage just by getting the right people involved not wasting money not wasting time and he's carrying out a project which was an extension on an existing property that it inherited a b conversion and then putting in a new road and three new self bu properties which are going to be sold off separately and we're currently going through the planning stage with' Sean now we've also helped Steven CF save £35,000 when negotiating to buy their plot of land we did this by arming them with the knowledge of how much it was going to cost them to build that property and then the resale value of that property that then gave them the information to go back to the vendor and explain that the property or the land cost was too high and negotiate down saving them £35,000 just at the buying the plot stage so they built a four-bedroom house it was in Selby had an integral garage it's got solar panels it's got airs Source heat pump so that's just another give you another uh flavor for a project we've helped deliver and by completing this course within 5 days we're actually giving you access to our pricing schedule and we use this to save tens of thousands of pounds with all our clients how do we do this as you can see all the items are here to price we send it out to the contractors and this is obviously specific to each project but you can update it to be more specific for your project and we can help you do that if if you'd like to work with us and then what we do is we send it out and we get the prices to come back in once we get the prices back in as you can see here we put the prices next to each other and we can see who's the most competitive overall and then we can see who's priced what item at what cost and what this is highlights anomalies so as you can see here this guy is ,000 pound more contractor five then contractor one although contractor one's most competitive overall on the site excavation is ,000 pound more than contractor five so if we like contractor one we can then go back to contractor one and say oh you're in the running U but you are a little bit heavy on site excavation can you have a look at that you're ,000 pound more than everybody else you could do this on three or items and some of them items may be 10 grand difference you know what what we do is we go back to them they negotiate them down give them the opportunity to update their price make sure they haven't made an error and then they may revise their price and we save tens of thousands of pounds with our clients anywhere across the country and throughout my career as a Qs working for some of the largest companies I've saved millions of pounds using this technique so you get access to this just by completing within 5 days and unfortunately if you don't complete within 5 days you do get removed because this is for the action te takers we want to work with action takers if you're carrying out a pro project in construction you're going to have to take action to get it complete so just by giving you that little bit of a steer to get it complete we hope that you get through the within five days you consume the information which is going to be massively valuable to you and save you tens of thousands of pounds and some of you hopefully will become our clients so if you are interested it's about 12,000 to work with us depending on the size of your project and that's mentorship and support a lot of commercial support to help make sure that you do things correctly and you don't end up in disputes or getting taken down the Garden Path and paying too much for anything to put it to put it bluntly and we've found the clients that we're working with we save easily 101,000 very very quickly but most clients were saving 50 to £100,000 and that's based on a £400,000 project so we're going to run through these five steps today so setting out your budget is step one so we're going to talk about why it's important to set out your budget and why you need to think about your financial position and potentially your credit score depending if you're taking a lot of loans or mortgages Etc and then we're going to go to step two which is finding and securing the perfect plot so we're going to talk about how to find plots and properties in your area that fit your criteria and how to negotiate the best deals on them because I know a lot of people struggle with this step so that's going to be great for you and then step three is defining your vision and estimating your final cost we're going to talk about why it's important to think about getting the designs car out properly so you understand how much it's going to cost you and and you understand what you're headed into so that's going to be covered in step three and then step four is achieving planning permission now this is a bit of a gray area because planning permission across the country they've all got different stipulations in different buroughs but we're going to give you a good overview and give you a better understanding of the planning process in step four and then step five we're going to talk about raising funds so if you're a self Builder or developer we're going to talk about the options that are available to you and how to go about that okay let's get into the the first step then so establishing your budget so this is a quick stat we're going to just flag up to make you aware of how important this stage is so 50% roughly of self-builders over on budget by 20 to 30% so I'm 400,000 25% of that is £100,000 so you can see how cost can get out of control if you don't have a good standing an understanding of where you budget needs to be on the outset this is why we've got this as the first step 14 to 20% of people also abandon or significantly delay their projects due to financial planning or logistic issues so we don't want you to become one of these stats this is why we're doing the free training and 90% of people who complete say it's one of the best things they've ever done and they enjoy living in a home that they created so that's finish on a good point so now we're going to talk about getting a tool such as this to lay out your financial position so many of you have got savings some of you have got assets so we need to understand your fin you need to understand your financial position when you go into this understand what you've got available so it's good to spend some time just laying it out into a spreadsheet on paper so you can understand where you are so the first tab is talking about initial savings so how much you've got in your Banks so if there's two of you doing the projects you've got two or three bank accounts and how much you've got available in them bank accounts you can list out here this will total up at the bottom and bring it to the front sheet then if you got any stocks such as Tesla uh any other stocks that Google anything available off the stock market that you can sell for this project you can put these figures into here and then any other liquid assets such as Bitcoin cryptocurrencies a lot of people are buying or investing in cryptocurrencies these days so there's a tab available to put it in there and just so you know this is just an example this is anybody's finances not my finances or anybody else's and this is not Financial advice but it's for educational purposes only and some of you are property developers so you've got hmos you've got houses you've done flips before and you may have Equity locked up into them or available in them that you can release for this project so you can list them out in there and then now we're talking about mortgages so you can go online and use calculators and put in your Current financial position how much you're earning it'll calculate how much you can loan for uh a potential build or a mortgage against the house so that's going to that figure is going to go there I'll come through to the front and then any other income sources that I've not touched on you can put into this element here and then the final tab we've got like a forecast for the next 24 months so whatever date you open this tab it'll come up here so this is saying January um 2025 and it's forecasting for 24 months forward and then what you do is in these in these uh boxes here you put in your employment salary that's available after you've paid all your bills you've got £1,200 available to put towards a project every month and so on any rental incomes that are coming in from your properties can go into there that's available to put forward to the project and what that does is totals up over here and totals at the bottom and that also brings to the front sheet then what you've got is a complete sheet what runs through your financial position and this fires out a total that you've got available so it gives you a good quick insight to what you've got available to carry out your project and your finan current financial position so you've got 522,000 so you can carry out a self build or even a bigger build and you maybe get some construction Finance depending on what you're looking to do if you're a self Builder or property developer but this is telling you what you've got roughly available and it's stting to set your sights on on on what's feasible for you in your current position also for some of you building up your credit is a thing so like I said this isn't financial advice but if you haven't got any credit cards you might want to think about getting a credit card and using it and paying it off immediately so you're not paying any of the interest but what you're doing is getting a credit score or credit history which is building up your score so when you come to loan money you're going to be able to get larger loans and better rates that higher your scor is and if you do miss payments you need to try and avoid getting it put onto your credit score by sending them emails or sending them letters asking them if they can remove it coming up with genuine reasons why for my reason once it was I missed the payment on my water bill I was in another country the reminder had come through i' missed it I obviously got back from uh the other country I brought the account back up to speed immediately and I sent them a letter and I said look this is having an adverse effect on my score please could you remove it this is the first payment I'd ever missed and thankfully y auction water did that so there is ways to protect it the best you can if you do get hit by a a detrimental um issue I want to a better phrase so think about building up your credit score because it's going to help you get the best rates at a late stage if you need them for those of you who've got cash available and you don't need this this isn't really for you but just making people aware who do need it so tip one organize your findings into an Excel spreadsheet template similar to this tool or and create a clear comprehensive budget plan you can do this in the spreadsheet some of you might not want to use an Excel spreadsheet do it on paper but write it down and understand your position tip two check if there are any local grants available or national grants available such as the help to build equity loan for self Builders there's the help to build equity loan now it all depends on the criteria if you fit the bill and if it suits your sort financial position if you want to go on our website which is 369 c.com and go to the resource section look at the self build resource section it's in there there's a link to the government website where you can go check your eligibility and see if it fits the bill for your for your s Bill project and then tip three ensure to keep your uh payments up to date at all times and if you are late on payments please be in di dialogue with people to make sure you protect your credit score the best that you can so that's step one now step two is finding and securing the perfect plot this is where a lot of people struggle so we're going to give you some really good tips on how to do it a real quick overview you so anybody is looking to carry out self build or development there's plots available across the country now obviously depending on where you're carrying out the project is the availability of them projects or the availability of them plots and properties and the price so if you're in London you're obviously going to be paying a little bit more and if you're up north Northeast you're probably paying a lot less than what you're paying in London you don't always if you are a proper developer you don't have to be building exactly where you are you might be able to find somewhere an hour an hour and halfway where you can get better value for your money so look at all options available to you don't think you've got to build in your area I would suggest if you can build within an hour or an hour and a half that's good because then you can get them back and forth to the property but they've also got factoring the costs of travel when you're carrying out the construction phase so one of the things you need to be doing is using plot finding tools and many people use these tools so there's search land which is meant to be really really good ltech adland which I've used quite a bit I think I think it's decent plot finder zuper and right move now these tools are available they've all got different prices so you can go have a look at them see which one suits you but what you can do is use these tools to find plots of land that above on the market and off the market so when you're using them it's like a Google map search you can look at different properties and you can see uh the red line boundaries of each one and you can click on it and you can get reports carried out and find out who owns that property and then go to land registry find where they live send them a message so that's a really great way to find off the market deals you'll see people talking about this in different um different adverts Etc that's basically what they're doing they're driving around the local area they'll finding plots that look derelict or or info plots they got they're not for sale currently they're going on potentially land search or they're going on land registry finding out who owns that and sending them a letter seeing if they're up for selling it or if they're up for letting you get an option agreement on their where you you put an agreement in place that says that you're going to get designs carried out to to get planning permission and should you should you secure planning permission you can then execute the option agreement to buy that land at an agreed price so when you're going into getting the designs done you know that that plot land is yours subject to you getting the planning permission paying the fee in the auction agreement and that's what I've just done with one of my clients recently another thing you can do is go on to the plant poal in the area that you're looking to carry out your project if you self build up all developer you can go on the planning portal and you can see what plans have been passed in the last couple of weeks months and you want to be checking this on a regular basis if you're looking for land and looking at things that have been pasted two three years ago that haven't been developed on so developers might have these on the books and it doesn't quite stack up for them financially but actually it might stack up for you as a self-builder or a smaller developer and they may release that uh plot land because if they've got planning permission on it obviously it's higher value than letting it you know overrun the period that they've got to start building on that uh approved planning um order um and you can buy that plot land of them and that's exactly what we've just done with one of our clients kit and Luke they had a client whose plan permission was coming up uh to to the end and obviously he's then a desperate seller or a motivated seller not a desperate seller but a motivated seller so more likely to do a deal and we managed to negotiate a pretty uh pretty good deal uh where now they've got a plot land where we're looking at getting seven uh new Builds on there you can also drive around your area so this was a development I was involved with whilst I was doing my professional careers of Qs so this was a demolishment so you can see there was 13 properties here originally that were demolished they were derate for some time and when you drive around your area you see these properties you can then carry out a search or carry out a report on them that property and see who owns it and and just ask ask the question and this is another great way like I've touched on to get the off mark off off the market deals because you're not negotiating with somebody who's got two or three different people potentially looking to buy it you're you're jumping in front of the line and you putting yourself at the front of the queue and you're doing a deal off the market you know and potentially they might not even be um uh uh a agents involved so there's no agent fees so it's a saving for the the vendor so all these things need to be thought about so when you carrying out a self build or a development you need to think about the mean is in the area so how close are you to you know the trains is the bus runs in the area is the schools in the area is the hospitals there have you got enough land available how close to the neighboring hous is all these things won't be consider considered because you want to know what the work the living environment is going to be like you also want to know what the logistics are like to get stuff into sight and out of sight is it going to be feasible to carry out that type of development depending on what you're doing and who's going to live in that property if you are doing it as a as a property development to sell on to make a return on your investment who's going to move into that property at the end and are they going to be in an area that they want to be is the you know is it going to be students is the uh uh University nearby all these things need to be considered when you're looking to buy this port land also for those of you who are doing self builds custom builds plots are now being made available so redroad you know redro people the big companies the big developers are building thousands of houses the um what they're doing is they're getting incentives from the local councils to make self- build plots available on their big schemes so to get through planning they're basically saying oh we're going to build a thousand houses but we'll make 20 plots available for self-builders so this helps them to get their planning for mission for their thousand houses and it also makes plots available for self Builders and this can be good and has its pros and cons it's up to you but uh I did see a case study where that had been done and the people in that Cas study enjoyed doing it because they weren't the own only self-builders they didn't feel like the annoyance on the street if you like if you bought an infi plot and all of a sudden you carrying out a a pro a construction project some people get frustrated but because they were on a larger site with other people carrying out the self builds they felt like they were in a bit of a community they had an architect building next to them so they were feeding off um his knowledge and and getting the benefit of that and they didn't feel like they were upsetting the local community by building a a bespoke oneoff plot in the middle of a INF INF full site so there massive massive advantages and disadvantages because it was a tight site logistically it was hard to get the stuff in from what they were saying and uh the plot was meant to be serviced so what this means is the electric gas and water was meant to be there at the boundary they moved in and it has actually wasn't there so they had a bit of an issue there so this is one of the things that you need to think about if you're going for these custom builds is making sure the t's and C's s stipulate exactly what's included in what's not included so you understand what you're heading into but just to put this onto your radar these plots are available so if there is large schemes going off in your area it's maybe reaching out to your Council re reading the planning submission that's gone in or the approval and seeing if there is some custom uh build plots but you are obviously dealing with um Li developers and they're hard no so you've just got to box clever make sure they don't take you uh take you to the cleaners um but yeah the pots are available so I didn't know about this so I'm putting this on there because I'm sure of you don't know but these are an option for you self Builders and then you need to think about the ground conditions so in construction one of the massive things that affects the cost of the build is the conditions of the ground if you've got rubbish ground like made up ground madeup grounds where it's previously uh been back filled with something that is't suitable to build off so that means you might have to do piles through you know piles which are like um long pieces of concrete that can be drilled in they can be uh uh they can be drilled in or they can be casting situ all different types of PES you can do but they're much more expensive than just pulling a straight trench and back you know back filling it with some concrete and putting a a strip foundation in uh this raft foundations all these different things are affected by the ground conditions that you've got and also depending how big your development is you might be putting 10 or four 10 houses whatever you might be putting in they're going to need drainage putting in so you going through the ground there if there's if it's Rocky it's going to cost you a lot more to dig them drained runs than if it's just soil so you need to know the ground conditions it's crucial that you get a survey on the ground carried out before you buy the plot of land to know what you're headed into because you don't want to buy a plot of land and then find out you've got contaminated land or it's really really Rocky it's going really expensive to dig out your foundations and and and dig out your your drainage runs U depending on the size of your site you know you could have a very adverse effect on the financial so it's crucial that you get these surveys carried out don't be naive and and and and miss this trick because it could cost you tens hundreds of thousands of pounds so keep that one on the radar and then we're going to think about the utilities so the incoming Services the water the electric the gas and we want to know where they're coming in why do we want to know this because it costs money to put them in so here you can see in the top left hand corner we've got a share trench now under the regulations they go at different levels but if you take them all down to the deepest level you can put them in a shared trench this is going to save you money because you're only pulling one trench it just means that you've got to be able to put them in at the same time and back fill it um you can see there's gas Water and Electric in that trench and you want to know where the existing services are coming from before you buy the the plot of land ideally because if they're coming a long way it could cost you anything up to a couple hundred thousand pounds uh and that's not you know that's just flagging up the risks as you can see here this is a property I did with um mad in Selby and you can see it's a 44 meter running cable now that costs about1 15,000 with the trenching and and putting in the cable but if it was from the road to here it might have only been 3,000 now I have heard or read stories on Facebook of people getting cables for 40 45 meter Runs put in for 3,000 so it does seem like a bit of a lottery where you are in the country and which um which grid provider you're you're working with but if you do find you've got an excessive cost you need to be questioning that cost um going back and trying to get it down and if additional infrastructure needs to be put in to service that new plot sometimes the grid will try to push that onto you and I do believe there's some legislation in place that means actually if they need to upgrade the infrastructure the cost is with the utility provider so just make sure that you kick that back if you do get that um but it's best to be you know very clear on where the services are when you're buying the plot of land because it can have an effect on the figures uh and what you don't want is buying a plot of land and find out that actually you thought it was going to cost you four grand to put in the services or 10 grand to put in the services and it's now costing you £60,000 which is very very feasible if if you're not careful so keeping this on the radar as you're buying your plot of land is crucial and then you can use these tools online which are very very very good there's one on our website which is probably better than the one I'm showing you here but you can put the square meter area of the internal floors in so the ground floor the first floor the second floor if you've got one you can put the square meter area in so say 170 square meters in total put the post coding uh and on the one on on our website uh you can actually put in the type of build is it a timber frame is it an ICF is it traditional and then that'll spit out a cost per square meter for that particular area and tell you how much it's going to cost roughly and now this is an estimate this like I say this isn't financial advice but this is a good way of getting a guide stick to see if you are in the right ballpark for your sort of budget and range of your capacity in terms of finances and then you need to be getting a feasibility study carried out I would say get a professional to do this for you uh save you a lot of time and it shouldn't cost you too much money depends on the size of your project and they're going to run through all the things that you need to think about in terms of how much is it going to cost to build so it's going to run through the plot purchase phase any any professional phase prelim cost insurance costs site preparation costs building costs you know give you a good understanding contingencies all these things are put into this to give you a good understanding of how much it's going to cost you to build it and then at the end of it you can look at what's what's the resale value of them properties and when you do this it's going to spit out a loss or profit so it's going to tell you whether it's a Fe feasable uh project for you to carry out to make a return on and even if you are a self-builder you don't want to be overspending at this point you want to be making sure that you building cost effectively because you never know what's down the line you may need to remortgage you need to resell it so it's it's crucial that you carry this out and we've used it to help our clients go back and negotiate better deals on the plot of land so then remember when you're carrying out buying a plot plot land you're actually in a negotiation you want to try avoid you know being in um a bidding war that's why off the market deals are the best if you can find them obviously you've got to put a bit more working but that's how you get better deals is doing the work that other people aren't willing to do and then always remember to negotiate don't take it on face value that it's it's worth you know 150,000 go do run the numbers and then negotiate down to where you need it to be uh to come away for a Come Away with a good deal on your hands uh and if you are property developers what you should be doing is putting in a lot of offers you know when you finally landed if it is over your price put an offer in it that makes it stack up for you it might be 50 grand less than the offering price and they might say no but as you know many deals fall through or you may not know but many deals fall through so somebody might have a deal on the table it falls through and all of a sudden they' spent that on the new boat or car the deal's fallen through there now a motivated seller you put an offer in six months ago to come back to and says your offer still on the table if you say yes you then get the deal at the price you wanted at so don't walk away from deals that you want without putting an offering even if it's lower than the asking price and be be prepared to walk away in six month it might come back you know this is one of the things you if you've read a lot about property um flips H this is one of the tactics that people uh talk about in the books in the training so tip one understand your over overall budget including both land and bill costs tip two consider factors like planning permission whether the site is in green belt or brown F areas or conservation areas so I didn't really touch on this much so Brownfield is where it's previously been built on it's a lot easier to get planning permission green belt is areas like Farmland it's very hard to get planning permission you can get planning permission but it's very hard needs to be very eco-friendly it's something you need to be well versed on if you go down line you need somebody who knows that you're going to get planing permission and then if you're in a Conservation Area you need to think about that because there's different stipulations in them areas and it's harder to get planning permission also con consider the ground conditions like I've said massive cost variations depending on the ground conditions that you got based on how much the drainage is going to be how much the foundations are going to be and also is the utilities available and how close are they to the boundary tip three avoid over committing financially always negotiate based on your total uh cost to build and to buy the plot of land and the potential real sale of the properties so always keep that in mind when you're buying a plot land whether you're a s Builder or developer you want to be making sure that you're not paying above market and you should be paying below Market where you can so we've got step three defining your vision and estimating the final cost so here we're going to be going out to the market speaking to designers or Architects so what's the difference between designers and Architects you may be asking well an architect he's a qualified architect he's been to um he's been to universi probably done about seven years training at University and then he's been working in architect practice he's probably registered with the Royal Institute of British Architects I think it's called Reber and uh he going to cost a lot more than a designer now a designer can carry out designs you can get through building control warranty providers with a designer and it's based on their experience so you could get a designer who's better than an architect and you could get an architect who's better than a designer Architects are typically more qualified more Tred TR But ultimately it's all about the person and who you're working with but we're going to be sending this information out to them to make sure that you get like for light prices back based on their services or their scope of their services so you're sending out a design brief and in this design brief you're going to list out the address you know the planning status what you're looking to carry out how you know what is it going to be is it going to be uh your primary residence a holiday home are you doing a HMO what are you doing carrying out multiple sites uh multiple plot site is how many bedrooms are going to be in your house uh how many bathrooms are going to be in the house the type of living areas it going to be open PL separate uh Living Spaces all these things are going to be put into your design brief such as like the exterior finishes it going to be contemporary traditional all these things are going to be thought about put into your design brief to make sure you get the right information back and what this is going to do is going to help them go away and understand exactly what you want and also what's good practice to do is put in the different phases that you want planning what you want pricing so do you want predes pre-design phase do you want planning phase do you want um building control drawings warranty drawings construction detail drawings and if you list out what you want you know exactly what you want it gives them a clear indication of how to price it and they're all going to be pricing the same schedule then and it enables them to send back a quote that you can check against and see who's the most you know competitive and also who's read your design brief correctly and priced it in line with that so once you get these prices back you want to be carrying out analysis see what designs have been put forth see what prices have been put forth to you and do an analysis and when you're doing that analysis you're looking at have the reg design brief correctly and understood what you're looking to do what's the quality of the design proposal and what is the cost and you don't have to always go with the cheapest you should be going with somebody that comfortable working with um like I said do don't always go with Architects keep open minded to designers depending on what type of project you're doing is who you want to get involved uh for for that particular project in your budget constraint should we say uh and then once you've picked who you want to work with it's not probably some way you should negotiate a deal you might be a little bit cheeking try and knock some money off but professional fees not not a place I tend to negotiate uh I tend to pick who I want make sure it's clear what I'm looking for to them and the price it directly and then I'll do a deal with that person uh and then once you've got them designs carried out it's good practice to get a good Qs or estimator to run the numbers against the design to understand how much it's going to cost roughly this is an estimate how much it's going to cost to carry out that building based on the information that is available at moment in time so to do this they're going to want all the ground reports they're going to want the Architects designs and then you can run the numbers on that particular design so this is uh one that we've done for a self build forecast for a timber frame building so we've put all the fees in there and this this schedule thing spits out a number at the bottom it says 681 th000 to build this project in that area with them ground conditions uh to the design that was put to us so this then tells that person are they in budget or are they over budget and then they if they are over budget they can then try to Value engineer um the design to bring it back in line with their budget before they go to planning to make sure when they go to planning they get the uh the planning signed off based on a design they can afford um and because if you are changing things after planning you might have to go back into planning to get an amendment or a re a resubmission so this is why it's good practice to get this carried out and I get a lot of people complaining about Qs is coming up with silly prices Etc if I would say get get somebody to carry out this estimate for you and if you're unsure on some of the rates or some of the numbers put forth carry out a check and interrogate yourself to make sure you're happy with the figures but it's you know it's it's it's effective to get it carried out at this point especially if you're doing a larger uh development and looking for return of that investment you need to understand what the numbers look like and if you've got an issue on that particular design put forward by the architect or designer so tip one create your design brief and consult with seven several designers and Architects to get quotations tip two compare the quotations and place your orders with your preferred designer based on the value of their proposal you don't have to go with the cheapest always go with the best person with the best valuable uh the best value for your money is the best way to approach anything the cheapest is always not always the best option sometimes they are sometimes that's the best value but make sure you're happy with the design and they understand what you're looking for and they're going to give you the correct support based on your experience and uh your project tip three once you've got got your drawings produced by the designer get an estimate or Qs to carry out a cost analysis on that and give you um a project cost cost sheet so you understand how much it's going to cost you to carry out that project and you've got a clear mind of what you heading into and if you've got any issues you can then adjust the design before you go to planning so step four achieving planning permission so there's different planning permissions you can achieve there's outline planning and there's detail planning so this is a drawing I've actually done I've knocked up for a client that I'm working for down in Kent and this was looking at outline planning for band conversion and free properties and without land plan you don't need as much information you don't need all the elevations drawing you can go with a plan uh drawing to scale showing them where where you're looking to carry out a band conversion any New Roads or Pathways that are going in and the rough size of the properties saying you're building a free bedroom four bedroom house so here we've got four three four bedroom house and a two bedroom band conversion going in and then you just give them an overview of what you're looking to do and they will approve or disapprove um and if they approve they will give you uh some stipulations that you need to um appease to to enable you to get a full planning at that point and then if you're going for detailed planning they're going to want to see the elevations so these are the elevations it's looking at the building from each side north south east and west and showing them exactly what the building is going to look like from the outside and it also typically the list on the types of tows that you're going to use and the exterior finish uh so so the planners can ensure that it's inke keeping within the area and then they're also going to want on detailed planning is um sometimes a landscape uh drawings there's a lot of information that they may need in terms of reports getting carried out and it's very different across the country so I can't list everything that you need in burs but what you can do is go on to the local portal in that area and pull off um the list of items that they require for a planning submission to be um assessed correctly and as long as you take off all the boxes in that area and have all that information with your submission you're not going to get rejected on default so it's critical that wherever you're working you get your hands on that list and you take off all the items because if if you need a bat survey doing in that area and you haven't got it done then by default you're going to fail so it's crucial that you get all this information you do your research on that area on that uh burough that Council understand what exactly what they're looking for making shorts in there so I've touched on there different reports they're going to ask for ground surveys drain surveys back reports ecology reports net uh bio uh uh net gain all these things need to be considered uh but you know go on forever with different lists the best thing I can say is make sure you do your re research on that local planning um Council and find out the exact list of stuff that you need to submit and take off the list to make sure you've got it done flood risks everything needs to be thought about there and if you're in conservation areas CGI are good because they want to look they want to be a to see what the building is going to look like before you carry out the build so here this is the CGI done for uh de developer friend of mine um he was extending his garage to put his nice car in it and he's the conservation area where where where we live up in North Yorkshire for Andale so I actually did this CGI for him and helped him get through planning permission it helped them see what the building's going to look like and it it and it helped him get planning permission in a conservation Conservation Area and I would suggest if you carrying out a self-build it's good practice to get a 3D model carried out on your house they're not that expensive if you shop about and get it done correctly can anywhere from 3,000 to get a detailed um 3D model done and this is going to show you what your your house is going to look like from the inside so you can see the kitchens you can see the layout you can see uh the space that's available to you and can you fit your furniture in there and is it going to be in a living environment that you want to live in and if you are carrying out your dream home you know I would suggest you get this done uh and do this thoroughly because then you're going to get a house that you can build and you're not changing stuff on site when you find out you don't like the layout you know walk in the building and say I don't like that wall coming KN that wall down cuz that's going to cost you a lot of Mone money so spending a little bit money up front if you're doing your dream home and getting this carried out is probably good practice so here I've just given you a table of the different aspects of outline planning detail planning so the scope so outline planning seeks to approve in principle for General concept and scale of the development where the detail planning seeks approval of the entire development with all designs and technical details and this is we say I say technical details it's it's more what what the features are from the outside not the actual technical structure ual details but the details of the property from the outside so they're looking at the windows the doors the finish on the on the walls the roof the pitch the the exterior look of the building and then the next aspect is level of detail so obviously as I've touched on outline and planning doesn't have to be as detailed it can just be a plan uh and a brief overview of what you're submitting um and they're going to uh say you can do that or you can't do that and give you stipulations if they say you can do it they're going to say you can do it but you're going to have to meet this criteria to get full planning and with detailed planning they require full information first time round what's the elevations going to look like what the materials that you're using what's the Landscaping going to be and have you got the list of documents such as flood risks bat surveys Etc included in your submission and then flexibility so there's more flexibility with outline planning so you can just say it's a four-bedroomed house and then somebody can come by that plot land and design their four bedroom house how they want it to look rather than how you want it to look so it gives you more flexibility to then sell that plot on if you bought it as an investment to get outline planning to put the value upon on that plot of land and sell it and make a quick quick sale so you less risk if you do that because you're not building and you might get you know you might make 100,000 pounds just by buying a plot land for 100 grand spending 10 grand or four grand getting outline planning probably less than that grand getting outline planning and and selling it on for 150 Grand Grand and making a quick 50 to 100,000 so less flexibility with detail planning once you put that in and have approved it if you want to change that you have to get an amendment depending on how big that or significant that amendment is if it's just changing the type of brick it might be a minor Amendment or if you're changing how the look of the building is going to look from the outside you probably have to resubmit it and go through plan it again so Le less flexibility with uh detail planning uh more flexibility with outline planning so Reserve matters so this is the reserve matters that are put on outline planning submissions so the criteria I was touching on it's Reserve matters that they call it so if you've got outline planning for fall bedroomed house the reserve matters that might be in there stipulating stuff that has to be uh met uh to enable you to get detail planning so you'll get the outline planning with the reserve matters and that tells you what you need to do to get detail planning to you've got to you know meet the criteria set out in the reserve matters so you've got detail planning there's no Reserve matters it will get approved and as long as you build to the specification or the drawing submitted uh to the planning department you will have any issues time for approval well outline planning you submit that and then you need to get detail plans so obviously overall it takes you longer to get uh outline planning then to full planning might be a little bit less to get outline planning initially but if most of you I would say you're going to go for detail planning first time especially sales Builders uh because it's much daughter and you once you've got your submission in and approved then you can start building when to use so outline planning is typically used by the larger developers when they're carrying out large schemes they might be building a thousand houses in an area and they might only have the finance for the first 300 houses so they get detail planning on the first 300 houses because they only want to pay for the detail designs on them houses um but they want outline planning for the next uh you know two phases so they've got the full scheme uh through planning but they've only got detailed designs carried out on the first phase uh and you can also use outline planning if you like I've touched on if you are looking to um if you've youve inherit some land and you want to put two or three self Builds on there and you want to leave it open for the self Builders to come and buy the plot land and put their spin on the design uh that's why you would go for outline planning in that sort of scenario and detail planning you're going to go for if you're looking to get get on with a build you're going to put in your detail plans first time round get them passed and then uh approved so you can get on with your construction phase so tip one talk to your neighbors to gain support to reduce likelihood of objections so people don't like construction work going on most of the time so it's good practice if you are going to get planning submission put in to go speak to your neighbors because if they are going to object to it they're going to object to it whether you speak to them or not and the earlier that you engage with them the quicker you can find out if you're going to get objections and then you can work out what the object objections are going to be and try and overcome them with your design and by keeping people in tuned with it they're going to be more um supported of you and less resistance um from them um so I've had instances where you know people have been quite resistant initially and then they've had a bit of a say in the design and they've been more supportive and not objected once the submission have gone in so that's something to keep on board especially any well anybody really self-builders or Developers keep the local Neighbors on board because you know you got to look after your neighbors and by keeping them on board other the doors you're going to reduce the chance of objections so tip two obtain detailed planning permission first time round especially if your self Builder uh or you're developer and you are building on there just go straight into for detailed drawing detailed uh submission don't go for outline uh unless you're looking to make a quick book and sell it on um go for detailed tip three if your plans get rejected don't be scared to appeal a loads of people get rejected a lot of the time it isn't actually Justified so you have to go through the reasons why it was and then make sure you've met the criteria in the planning um the local plan for that area and if you have done you should be appealing and uh a lot of people get it overturned via appeal so don't give up on your dreams prepared to appeal uh and there highly it's highly likely you will turn that I appeal as many of my clients have done so step five is raising funds so we're going to talk about how to raise funds whether you're self-builder or developer so you're going to have to get a cost analysis carried out to enable you to raise funds so anybody who's lending you the money is going to want to know how much them building is going to be worth once complete and how much it's going to cost you to build them so you need a Qs involved or an estimator involved or somebody with the correct knowledge to run the numbers to create a spreadsheet that's going to tell you whether this project is feasible for the lenders to loan you the money against and then you need to speak to a broker at this point so you're going to speak to a broker uh and they're going to tell you what's available to you if you're a developer you're going to be looking at bridging loads construction finance and like I said this is where credit score comes into play the better credit score that you've got the better deals you're going to be able to get your hands on the better assets set you got the more money you're going to be able to loan and if you're a self Builder they're going to be looking at the cost of the how much the value of the final proper is going to be worth and how much it's going to cost you to build it h and and they're going to loan the money against uh the potential value of the finished property and once again your um your credit score is going to come into play here so all different things to think about speak to good broker and they're going to tell you the options that you've got available but you are going to have to have professional carry out the numbers uh to help you secure the the finances so tip one get a quantity survey to provide you a detailed cost plan to enable you to provide the information to the lenders tip two use a broker to work out which route is best for you to ensure that you get the best financial strategy for your financial position so being open and honest with the broker and telling them your financial position and the current assets that you got available he's going to work out what's the best way to go about it to get you the best deal tip three ensure you do not miss any payments so if you are taking out construction Finance or mortgages don't miss payments because it's going to have a big effect on uh on your credit score and uh potentially you could get additional costs so it seems about an obvious thing but if you are running out of money on your build you need to be open with the lenders as soon as possible because sometimes if you approach earlier and you've got genuine reasons because there unforeseen on your site such as the ground conditions some's happened when youve dug some out it's cost you a lot more money they may be able to help you out the longer you leave that the less likely that's going to happen so what they do is the allocate that money that they're expecting to get from you to somebody else so that money is now not available and then you end up in a position where they could potentially uh take the property off you to sell it to to recover their to recover their money so that's it we've covered the first module there I hope you found that informative and helpful I'm sure you did if if you've not been through that process before that was dreamy Planet the ultimate fation for yourself build we've gone through setting out your budget finding securing a plot of land defining your VIs and estimating your final cost achieving planning permission whether that's outline planning or detail planning and raising funds whether you're self-builder or developer so there the first five first five steps on how to build your project in budget and avoid wasting tens of thousands of pounds remember you've got five days we're going to give you the price until by completing in five days you can use this on your project to sa tens of thousands of pounds like we do with our clients across the country on our high ticket program which is £12,000 starting point to work with us we work with people across the country on a mentoring and support basis where we help them through their projects streamlining the process giving them the expert information whenever they need it give making them informed when they're making the decisions and we found this is saving tens of thousands of pounds like 50,000 minimum so £12,000 investment to save minimum of £50,000 bit of a no-brain so I hope some of you work with us and if you don't you're going to get the pricing schedule and you can implement this on your self-build or development to make sure that you are getting the best prices available in your area so you got 5 days complete if you don't complete in the five days unfortunately you will be removed from the training and won't get access to the price okay this is the next module that we're going to run through Master Builders how secure the best team and prepare for construction give you a quick overview before the end of this module so these are the five steps we're going to go through in the next module first step is Step six planning your build we're show you how to plan your build and go from where you are now to completion setting all the milestones in place that you need to achieve along the way to make sure you get to the end in the most time and cost effective way step seven is building control warranties and utilities and we're also going to talk about insurances and I'm going to tell you how to secure all these elements the best price and make sure you get put in place at the correct time to make sure you don't get in any situations where you're unable to complete because you haven't got them in place and step eight is securing the best contractors and material for your project so we're going to go through this methodically exactly how professionals go about getting the best contractors on board and negotiating the best prices in your area and wrapping up contracts so they're secure so when you get to site you're not getting hit for extras and then step nine is project management CDM and health and safety I'm going to tell you how to get all these things in place so when you get to site you've got all the correct paperwork in place and you've mapped it out to make sure you're carrying out your project in a safe Manner and if anybody does check up on site you've got everything in place that you need under law to make sure you don't end up in trouble and then step 10 is preparing your site for construction so we're going to show you how to get your site ready for construction and the importance of whites it it needs to be done in the correct way to make sure it doesn't cost you tens of thousands of pounds by relocating cabins Etc so that'll all be covered in Step 10 and by using these steps we've helped sha and picker and safe in excess of £40,000 on his design fees and contractor cost so we work with Sean he's he's been in development for about 40 years and these are just some of the some of the projects we've been working with Sean in the last 12 months so he's got an extension of garage there and a couple of property flips that it's done and then we've also helped Jenny nunnington save in excess of 20,000 on contractor cost helping her get the right contractors on board and placing orders to make sure she didn't get hit with extras when she was on site so here you can see Jenny's extension um in nton it was at a kitchen downstairs with be utility room to the front and upstairs she's added an additional bedroom into the property putting the value on the property up and also giving her a nice living space for her family so remember by completing within five days you get the pricing schedule we use it with our clients to save tens of thousands of pounds on every single project and I've used it throughout my career to save Millions all you've got to do now is do your assignment so number one what's your biggest takeaway number two what's your biggest concern challenge after watching this module and then the rules are you've got to post your assignments as required all the requirements are list listed below so just read that quickly and it'll tell you exactly how to do it and if you don't do this you are breaking the rules and unfortunately we'll have to remove you from the free training so please do your assignment now take action and I'll see you on the next module
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