Exploding Self-Build Myths
13 July 2006
Some may avoid ‘self-build’ like the plague due to fears of spiralling costs, unreliable workmen and it simply being far too time consuming. Most of these fears can be eliminated by employing the combination of a knowledgeable, specialist Real Estate Agent and an experienced Project Manager who together can transform a potentially daunting process into an exciting and financially rewarding experience.
Some common questions or concerns…
Where do I start?
With the plot. It sounds simple and obvious but actually choosing the right plot isn’t as easy as it looks. Many factors should be taken into consideration such as the location, orientation, views (sea? golf? mountain?), size of plot and permitted build volume, topography and suitability to build. Paul Rossiter, Managing Director of self-build specialist agency, Carrington Estates, comments, “Choosing the plot is such a vital part of the process as there are so many angles to consider. A reasonably priced plot may actually become a very expensive plot if the tricky topography requires levelling and the construction of costly retaining walls before build can commence. Conversely an expensive plot may actually give rise to a cheaper build if it’s as flat as a pancake or has topography which is suited to the style of property that you wish to build. Not only do we use our years of experience to help our clients choose wisely, but we also invite our preferred Project Manager to join us and give his expert opinion on the plot’s viability. This way the client can be confident in his/her choice even before they’ve paid a deposit. Lastly, Carrington Estates only deals with fully licensed and serviced plots so there are no hidden surprises.”
Why do I need a Project Manager, can’t I source the architect, workmen etc myself?
You could, but without prior experience and perfect Spanish it’s likely that you’ll find yourself in a bit of a maze. A Project Manager is there to manage your project, your concerns, your doubts and of course your budget. He is responsible for the project from inception to completion ensuring your standards of time and quality are met. Also, it means that you only have to put one telephone number into your speed dial to keep track of the whole process. Paul Rossiter comments, “We recommend Peter Wilkey of Johnson & Wilkey Asociados who are corporate members of the Association for Project Managers and of the Chartered Institute of Builders. Peter has been managing projects on the Costa del Sol for almost 20 years. His previous employers include Taylor Woodrow and Bovis and he was the Project Director for the highly successful Las Alamandas Development in Nueva Andalucía. Being bilingual, Peter can ensure smooth mediation between UK clients’ needs and expectations and Spanish practices and attitudes. He is an invaluable partnership for our business.”
How big shall I build?
Firstly, find out how much you are allowed. Each plot is classified with a maximum buildable square metreage, although there are sections of the property that do not count towards your permitted build volume such as basements and open terraces. However, most people find that their budget kicks in before reaching the maximum square metre size. Secondly, what is the property to be used for? Paul Rossiter comments, “If you’re building purely for your own personal use, then the size of the property will directly relate to your own family’s needs. If you’re building for investment then the size should generate the maximum resale potential, taking into account your initial costs. A 300m² build will give you a three to four bedroom property and a 400m² to 450m² build will give you a four to five bedroom property, both of which are highly saleable in today’s market.
Why do I need a basement?
Basically a basement is ‘free’ (i.e not counted against your build volume) extra usable space which can house storage, a laundry, home cinema, garaging, a gymnasium, indoor pool, whatever you fancy. For resale this extra space is not only useful but also adds a ‘wow’ factor. Peter Wilkey comments, “Sometimes the terrain can make the decision for you. If building on sloping land, the basement is practically built into the design and all you have to do is close it in and finish it off. On a completely flat plot, excavation work is required to create a basement and this may be an additional hassle and cost that you don’t want to entertain.”
What qualities should I build?
Again, this can be answered in two different ways depending on whether the property is for personal use or investment. Peter Wilkey comments, “The standard level of finishes, after budget and wish-list consultation with clients, can be assumed to be of a high level, comprising hot and cold air-conditioning in the main rooms, underfloor heating in the bathrooms, good quality aluminium windows, marble flooring throughout, a Jacuzzi bath in the master en suite and so on. If you are tailor-making the property for your personal use maybe you want to upgrade or adapt and swap marble for terracotta floor tiles or have Jacuzzi baths in every bathroom, that’s up to you. Fortunately each element from taps and interior doors to wall tiles and bathroom furniture is clearly defined and costed within our contracts. The contractor informs us when he has to order certain materials giving the client the opportunity to change their mind up to this point if they wish.”
The plot I have purchased is 4,000m². How am I going to keep up with the gardening?
Of course, the house takes up a certain footprint, but you would generally not choose to landscape all of the remaining land. Aside from the pool area, patios and enough lawn to kick a football around on (all automatically irrigated for convenience), the rest of the plot can be left natural and therefore free of maintenance. The larger the plot, the larger the natural areas and therefore the greater the amount of privacy and distance from your neighbours.
How often do I need to jump on a plane to come and check on progress and make decisions?
Answer? As much or as little as you like. Ordinarily the client will take a full involvement at the start and want to personally meet and give their wish list to the architect, see initial drawings in the flesh, choose bathroom fittings and so on. However, once the build process is underway, the information superhighway can take the strain. Peter Wilkey comments, “As a company we provide our clients with bi-weekly emailed reports pre-construction and then monthly reports during construction complete with photos taken on-site. The client barely has to come over during the 12 to 13 month construction period as we can update them remotely.”
How much is this going to cost me?
Johnson & Wilkey Asociados estimate a price per square metre of build which is all-inclusive apart from IVA (VAT). All-inclusive means all licenses, topographical surveys, architect fees, project management fees, ground works, build costs, installation of swimming pool, ten year quality control inspections and ten year construction guarantee ..… quite literally everything including the kitchen sink. Currently this price per square metre is coming in at around 1,600 euros.
There is a huge cost saving to be realised through purchasing a plot of land and then self-building in southern Spain. Instead of the developers lining their pockets by adding a huge mark up on the cost of the completed villa, the purchasers can achieve that profit for themselves immediately when they turn the key in the door of their newly constructed homes. There can be nothing more fulfilling than to be involved in the construction of your ideal home. Seeing it grow from an initial idea, to a detailed drawing and then through to construction, decoration and handover is exceptionally rewarding and it need not be a frustrating experience of delayed works and going over-budget if you surround yourself with a professional team led by a Project Manager.
Please contact Carrington Estates on 00 34 952 810 868, UK Local Rate 0845 094 1168, email info@carrington-estates.com or visit carrington-estates.com
For more information on Marbella, including Marbella property sales and rentals, visit:
www.easierproperty.com
