The Challenges of Building a House

Introduction

Very few people get the opportunity to build their own home. It should be an enjoyable experience, and the reward is a beautiful HebHome at the end. While buying an existing house may seem easier, many older homes are not fit for purpose to meet the green challenge and are uneconomical to heat.

A HebHome is a brilliant choice—think of it as having a brand-new modern car instead of a 1980s banger. In terms of detailing, energy performance, and architectural quality, it will be far better than almost anything else available. Building your own home is not without challenges, though. This blog will help you navigate the process and avoid unnecessary stress and worry.

Deciding Where to Live

Before buying a site, make sure you are happy to live in that location year-round. If you are considering a rural or coastal location, it’s important to experience it in different seasons before making a decision.

The location of your site also has a big impact on cost. Remote or difficult-to-access locations, as well as areas with high demand, can be substantially more expensive to build in. This could be due to higher tradesmen rates or logistical challenges.

Likewise, the topography and ground conditions of the site are critical. A seemingly affordable plot may require costly infrastructure such as a €50,000 road or a €25,000 electricity connection, making it a false economy. Deep peat, clay, or hard rock can also lead to expensive foundation work. It is crucial to understand these costs before committing to a purchase.

In Ireland, planning permission for building a house in rural areas often requires meeting local need criteria. These policies aim to sustain rural and Gaeltacht communities by prioritising local residents. Make sure you qualify. 

The Purchase

We generally recommend making a conditional offer when buying a site. Once the offer is accepted, a full planning application can begin. As part of this process, we suggest conducting a topographical survey, ground investigation, road design, and acquiring service connection cost estimates. If any of these investigations reveal unexpected costs (such as deep foundations or an expensive road), you will have the opportunity to reconsider before proceeding.

Sites are sometimes sold without clear drainage and sewerage solutions. If none exist, you may not be able to build a house at all. Do not buy a site unless these issues are resolved or unless you are willing to take the risk for a cheaper plot price.

Engaging HebHomes

HebHomes are happy to be appointed for a project once a conditional offer has been accepted. In Ireland, planning policy is different from the UK, and it does not make sense for us to offer a planning service there. We strongly recommend working with a local architect who understands the regulations, planning process, and can coordinate other consultants

To find a local architect, you can use the Royal Institute of the Architects of Ireland (RIAI) Find an Architect service on their website. You can also check your local planning portal to see which architects or architectural technicians have submitted similar applications in your area. We recommend DACA from Dublin who are experts in rural planning.  They can be contact at [email protected]. 

The Programme

Once HebHomes has been appointed, each new client will be given a Gantt chart programme for their project based on our experience in delivering projects.

It is important to remember that the programme is often not entirely within the control of HebHomes. You will have your own HebHomes project manager, but many other consultants and authorities are involved.

For example, if engineers are very busy, this can delay the preparation of the planning application. Likewise, the time required for planning approval varies significantly depending on the local authority and complexity of the project.

Changes requested by clients also frequently cause delays. If you stick to the standard HebHomes design, the technical and engineering process will move much faster. Bespoke elements, such as new detailing, alternative heating and ventilation systems, or custom joinery, will slow down the process and increase costs.

The programme can also be affected by your contractor’s availability to start on-site. Sometimes, waiting for the best contractor is the right decision, but top contractors tend to be booked well in advance.

Relationship with Your Project Manager

HebHomes is not an architecture practice. While we provide architect-designed kits and limited architectural services, we are very different from our sister company, Dualchas Architects.

A traditional architect will spend significant time developing and detailing your house, usually working on only a few projects at a time. In contrast, a HebHomes project manager may be managing over twenty projects simultaneously. This efficiency is one of the reasons you are able to buy a high-quality, pre-designed modular home at a lower cost.

This means communication should generally be kept to scheduled meetings within the programme. Your Welcome Pack  will help you track progress and find answers to common questions.  A good relationship with your project manager is essential. If concerns arise, a quick Zoom call is often more effective than long emails.

Design Changes

Our Design Changes Guide explains the impact of modifications to the standard kit. While we offer flexibility, the general rule is that fewer changes result in a quicker and more cost-effective build.

Changes that are particularly time-consuming include:

If you require high-end, bespoke detailing beyond the standard HebHomes range, we recommend working with an architect who can dedicate the necessary time to your project. Our sister company, Dualchas Architects, may be able to assist.

Cost Considerations

While a kit house provides more cost certainty than a fully bespoke design, there are still unknowns and risks involved.

The main cost variables include:

We strongly recommend that clients hire a local QS early in the process—ideally while waiting for planning permission. If the estimated cost is too high, you can:

On-Site Construction

Watching the kit being erected is an exciting phase. The process can be rapid, with a real sense of architectural space emerging within days. However, delays can occur due to weather, poor site preparation, or missing equipment. Site welfare facilities, machinery, and a properly prepared laydown area are essential for a smooth build.

Your kit will be delivered with windows installed (except rooflights), external membranes fitted, and internal partitions in place. The next construction phases can then proceed quickly. Occasionally, minor snags will need to be rectified—these will either be handled by HebHomes or, if more efficient, by the main contractor.

Conclusion

Building a house comes with challenges, but with proper planning and understanding of the process, it should be an enjoyable and rewarding experience. We are always striving to improve our service and welcome feedback on how we can do better.