What's a typical timeline to design and build a house? #ArchitalksIE
This is based on our experience and relates
to building a off-House. The time estimates given below are average based on
building a bespoke 4 bedroomed, block work dwelling, approx 150 to 200sqm, in
Co. Wexford with a general contractor.
First Contact
After an initial contact with the architect,
e-mail best with description of project intended, a meeting face to face will
be scheduled to talk about various aspects of the build. 1 to 3+ weeks.
Pre-planning
It is usually advised to have a pre-planning
meeting with the County Council to see if there are any specific issued with
the site chosen. This can help to establish the brief. 6 to 8+ weeks.
Soil testing will be needed if there is no
mains sewer available, if it fails another site may have to be chosen.
Design
Once an agreement in place and the brief is
established it usually takes about 4 to 6 weeks for the first proposal is
presented with Floor plans, elevations and 3 dimensional views. Incorporating complexity
of brief and site conditions.
The client then has to think about the
proposal. This can take 2 to 4 weeks or longer depending on the client’s
schedule. The next round of amendments or changes can take 2 to 4 weeks. This proposal/amendment cycle might be
repeated usually with shorter intervals. This is an important process, as
changes after planning permission may need a retention permission and could be
refused.
Planning
Once the design is set the planning
application documents can be prepared. 2 to 3+ weeks.
From the day of the planning submission to
the planning departments first response usually takes 7 to 8 weeks. If there is
no further information requested, a positive decision with be given. The grant
will be issued 4 weeks later. But if further information was requested it will slow down the process considerably, depending
on information requested. 2 to 8+ weeks.
Tender
After planning is secured, the planning
drawings need more detail to become working drawings. Detail drawings showing
key sections of the building and an outline specification have to be prepared
to enable to get tenders in for the dwelling, 4+ weeks. This can be done after
a positive decision while waiting for the Grant to come through.
The tender quotation is returned in 3 to 4 weeks.
Meeting with clients to discuss the tender, meeting with the chosen contractor,
perhaps re-quoting some elements of the tender. 3 to 4 weeks.
Pre-build
The builder may have a lead in time before
they can start. Can be 4 to 6 weeks+. With the commencement notice lodged the
build must start between 2 to 4 weeks.
Build
Bungalows take between 40 to 48+ weeks to
complete. Weather can play a big role depending on the time of year. Once the
roof is on and windows are in a good builder will steady progress until
completion.
Some elements of the build have lead in time,
most noticeably the outside windows and doors. Roof trusses also my cause
delays.
Conclusion
In our experience from the day of the
agreement with an architect to the day you move in realistically will take about
1 and a half to 2 years, longer with unforeseen delays as outlined above. Quality
takes time.
#ArchitalksIE
This is my third
contribution to a shared discussion among architects practicing in Ireland,
where we will discuss aspects of our services and the profession, under the
Twitter hashtag #ArchitalksIE
By using this
hashtag on twitter, or links provided within each blog itself, you can connect
to the other architect’s blog on the same topic. Our blogs will be posted
synchronously on the same time same day. We hope you will enjoy this format and
benefit from the broad professional views and different approaches to the same
issues.
Read my colleague's blogs on the subject:
Twitter: Zeno the Architect @winkenswexford
