frequently asked questions

Self-build is a great way to achieve exactly what you're looking for from your home. It does away with having to compromise in certain areas or make-do when buying a property that’s perfect for you in every way except for those areas where it’s not! And it's now more accessible than ever.

Here’s an article you might also find useful:  6 Reasons a Self-Build Timber Frame Home Might Be Right For You

Yes, although the entry-level to self-building is higher than the average house purchase. This is largely due to the fact that most self-builds are detached homes (the custom and self-build market accounts for 23% of all new UK detached homes). Consequently, your mortgage requirements and your power of borrowing will be a consideration. 

We can provide a structure-only kit or a full specification package – whatever suits your project best. Our full specification includes items such as windows, external doors, plasterboard, insulation, internal doors, staircases, skirtings, architraves, ironmongery and more, all sourced from our quality supply chains with a variety of options. Download our specification brochure for more details.

We specialise in quality pre-insulated open panel timber frame panel products, pre-manufactured using 140 x 38mm CLS studs at 600mm crs. As our specification is entirely flexible, we can manufacture panels to suit your specification, including the use of larger studs, varied centres, space studs, I joist studs, twin walls systems, and so on. For more information, see our manufacture page.

This really depends on what u-value you want us to work to. We will define a specification that meets your u-value requirement, or you can start by specifying our Premier, Premier Plus and Superior standard insulation details. For more information, see our insulation page.

Yes. U-value calculations for our standard Premier, Premier Plus and Superior details can be supplied instantly upon request. We can also provide any u-value calculation you require for any desired bespoke insulation detail.

Yes. If we’re working with you on a particular project, we’ll be willing to carry out your SAP calculation.

We can provide a number of quality solutions, depending on the type of product you are looking for, including timber, timber aluminium clad and UPVC products. Our external joinery accredited suppliers are Rationel, Allan Brothers and Sidey. For more information, see products page.

We offer a wide range of options on our internal joinery specification. We can supply pre-finished MDF finishings, softwood redwood finishings, or hardwood oak finishings, in a variety of styles. The design and manufacture of our staircases is entirely bespoke, developed around your specification. Options can include oak, MDF, joinery pine, bespoke balustrading, glazing panels, and more. For more information, see products page.

No. This process is supplied free of charge if we are commissioned to work on a project with you.

Yes. Whether you need a building warrant in Scotland, or building regs approval in England, Wales or Northern Ireland, we can help. We’ve been submitting these applications successfully for over 30 years.

Technically yes. However, it makes no sense at all for us to compete with the services of an architect. Our design and planning service is not a full architectural service, so our services cannot be compared like for like. We actively encourage self-build clients to explore our services in tandem with the professional services of an architect, and in many cases advise architectural solutions. When a client assigns an architect as a point of contact, our focus is on supporting your relationship with your client at all times.

Yes. We can provide this service within our kit package in Scotland.

“Guarantees” on bespoke timber frame products are not as clear cut as you would expect on more standardised products. A guarantee on a bespoke timber frame is depends on the insurance provisions covering the design and performance of the product. We provide a full and robust structural certificate for all our timber frames from qualified third party engineers, which is intended to buy a required level of insurance cover for the particular project. Likewise, all of Fleming Homes’ operations (design and product) are adequately covered by our own insurance provisions in relation to the size of project we are working on. We can supply certification of this level of cover upon request. This guarantees a full and thorough response if any timber frame design or product issues do arise.

The warranty on our external joinery products depends on the type of window and or external door that is provided. Please contact us directly to receive information about specific product warranties. The question of warranty is also similar to the question of guarantees. For further info please see our 'What guarantees do you provide?' question above.

Yes. As quality service providers we would provide you with whatever information you require with reference to the timber frame design and specification for the purpose of your building warrant or building regulations approval process.

Yes. As we are bespoke suppliers we can create a design and specification to your exacting detail, including to Passivhaus standard.

Yes. As we are bespoke suppliers we can do any type of project.

Yes. We pre-manufacture them in-house.

Yes. Although we don’t have show homes, we do have scores of satisfied clients all over the country. On request, we can arrange to show you through some of these houses. At the very least, you’ll be able to speak to past clients and/or architects who have worked with us.

We can generally turn a quote in around 2 weeks.

Your drawings, at whatever stage you’re at. We will provide a quotation, whether you provide an initial concept, have outline planning only, or have full detailed planning permission. We can work on drawings in almost any format – you just need to email them to us.

In terms of the timber frame detailing and our specification, we can help with whatever level of detail you require. You can request our details booklet with our standard accredited details at any time, or we can draft particular details for you. Our role when working with architects is to support their role, to ensure their services to their client are more efficient, and of a higher quality.

We are active members of TRADA and NacSBA. Our design and manufacturing operations are ISO:9001 accredited.

Contact us to discuss what suits you best – whether at our head office in Berwickshire, our showroom in Wiltshire, your office, or a location convenient to you. We also do several consumer shows throughout the UK all year round. For more details, see our contact page or shows page.

There’s a good section on our website which outlines tips for house plot finding. This includes links to online plot search engines which signpost available plots of land across the UK. You’ll also find details of other sources, for example, estate agents, local authorities and magazines. 

Land prices vary across the UK so it’s important to get a sense of what’s typical in your chosen location. If you intend to secure a self-build mortgage you should be aware that the mortgage element that relates to your plot will be based on its market value, not how much you offered to pay for it. Your mortgage provider will evaluate the land taking account of the plot itself, plot prices in the local vicinity and house prices in the area. So, don’t offer over the odds to secure land unless you have the cash to do so. Otherwise, you may find yourself having to fund any shortfall in the land’s value when it comes to your mortgage. 

As we become increasingly aware of the harmful impacts of modern living on earth, more and more self-builders are opting for methods of construction that have the least environmental cost. With lower embodied carbon than any other method of construction, timber-frame is a great choice when deciding on an eco-friendly build. The harmful impacts of fossil fuels and increasing energy costs also influence environmental choices with renewable energy sources now providing self-builders with the opportunity to create homes with low to zero energy costs.

Passive house is a voluntary standard for building energy efficient, comfortable dwellings which are ecologically sound. The concept behind the movement is based around minimising heat loss and achieving environments that don’t have a requirement for traditional heating or cooling systems.

The first thing to do is establish a wish list for your self-build home. What rooms will your house feature and what sizes do you want them to be? Once you’ve done this, you’ll have a sense of the total floor area of your ideal home. You can then use our self-build online cost calculator to get a total build cost estimate (excluding the cost of the land). Understanding which build route best suits your needs (i.e. using a main contractor, a project manager or self-managing your build) will help give you a more realistic ballpark. While a variety of factors will influence your final budget, by using the cost calculator’s price per m2 formula you will at the very least have a sense of what you can afford to build and be able to set an initial budget accordingly.  

Our self build cost calculator is a good place to start to get a sense of what you can afford to build. Some of the leading self-build magazines also have helpful resources online. The Homebuilding & Renovating website offers a very useful guide to build costs.

The most reliable option is to seek a recommendation. Speak to people that have built in your local area for details of good trades people. Failing that, trade associations offer access to companies that may have achieved accreditation in their specialist field offering an added layer of comfort. The Federation of Master Builders has a Find a Builder section on its website. It also has articles on how to choose the right one.

Many self-build mortgages are ‘stage release’, meaning that funding is released at key, pre-decided stages of the project. That way you're not over budgeting on certain areas of the project and you have enough to complete at key stages. These stages vary between lenders, so have an open conversation with your lender. Cash flow management is critical! You can read more about self-build mortgages here.

This is your opportunity to design a home that truly meets your and your family’s needs. We suggest that you start with a wishlist of your accommodation requirements. What’s important to you and what spaces do you, therefore, need to live optimally? You should also be clear on your design preferences. What designs have you seen that you like? It can be helpful to have visual references when you are briefing a designer, so start snipping out magazine pictures, or create a Pinterest board you can share. It’s also important to understand your budget at this stage, as it is critical your aspirations align with what you can afford. The worst possible scenario is to waste precious budget on a design you’ll never be able to build. If you are looking for assistance with your design, you may find our free design service and design brief questionnaire helpful.