YouTube Transcript:
John Ellis's Video Feb 8_ 2025 VEED 1

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