Be your own project manager

Acting as your own project manager, means planning and co-ordinating all the trades and professionals needed to build your project. This can be one of the most cost-effective ways to build so long as everything gets done on time and without having to pay over the odds. Even people who lack experience or technical know-how can oversee a building project as the skilled labour is hired in and professionals, like the architect who designed your project, will provide advice and design detail as requested.

You will need to figure out what needs to happen and when from ordering skips to scaffolding and concrete. You will have to purchase all the materials in the quantities needed and have an idea of the price you should be paying. If you haven’t a clue and it’s a big or complex project, it could pay to hire a quantity surveyor.

Delays in building materials arriving on site or doing things in the wrong order will cost you valuable time and money. Being well organised is key. Plus, you will need to keep track of how much everything is going to cost - materials, labour and professional fees - so you don’t overspend. Don’t’ forget to add VAT. The first rule of sticking to a budget is having one in the first place. Be prepared for a lot of detailed accounts work. Spreadsheets will need to be updated weekly, so you don’t go over budget and run out of money before you finish. You will need to handle the money side and pay sub-contractors.

As project manager, you will need to make timely decisions. Tasks such as ensuring the building site is safe, tidy and ready for the trades to do their work – bricklaying, plumbing, electrical installation– will all be your responsibility. It will require many hours on site.  And you will lack buying power compared to building professionals with trade discounts. If you decide to go ahead without professional support, be prepared for it to take a lot longer. On the upside, it will help you to minimise costs and you can go at your own pace.

Employ a building contractor

Employing a general contractor to manage the build on your behalf is a popular option. The main advantage is that they take responsibility for working out the build budget, ordering materials in the right quantities and at a lower cost due to their buying power. They will find sub-contractors, work out the schedule, manage the budget and cash flow. Experienced and well-regarded building contractors will have a team of skilled bricklayers, carpenters, electricians, plasterers and decorators who they can call on to work for them at short notice. And without that professional network, you may find it harder and possibly more expensive to hire the same subcontractors.

Building a home extension or taking on a large renovation is stressful and can place huge strain on family and relationships. It’s not easy confronting a plumber or electrician who fails to turn up, is messy or does shoddy work. Hiring a general contractor will take the pressure off as they will manage the subcontractors and handle any issues that arise, including complying with Building Regulations. This means less stress for you and possibly better quality of work. Plus, a general contractor is motivated to get the job done quickly so they can get on to the next project to make money for themselves and pay sub-contractors. They will tightly schedule the build, so it takes as little time as possible.

The downside to hiring a general contractor is the extra cost. Expect to pay about 20% of the build cost. Sometimes hiring a building professional able to negotiate confidently with suppliers and sub-contractors and manage the work efficiently can shave money off the building costs. If you’re relying on a general contractor, make sure they have insurance to protect you from errors in their work.

Generally, home extensions and loft conversions that require excavation, foundation work, new walls, roofing, wiring, plumbing and carpentry require a main contractor to co-ordinate the management of the build as few homeowners are up to the job.  Whereas smaller jobs, such as remodelling a kitchen or bathroom, are easier to self-manage.

Employ a professional project manager

A third option is to hire a professional project manager to shoulder most of the burden and co-ordinate suppliers. The support and single point of contact they provide should save you the worry and time that can come with managing the build of your own project but it will involve more expense. Expect to pay 10 to 15% of the expected build cost. The fee can vary depending on their role and responsibilities and estimated length of the project. Ultimately, the project manager should be responsible for ensuring the build gets delivered on time to your budget expectations and quality standard.

It’s important to define the scope of a project manager’s services before work starts. In addition to managing the supply of materials and plant, they may hire the building team and monitor the day-to-day progress of the build. Other key tasks include coordinating the design team and any professional consultants involved in the project, such as structural engineer or tree consultant. They will work out the build budget, manage costs and cash flow as well as inspect work and liaise with local authority planners and Building Control. They will keep the client informed and advise on what’s possible and what’s not.

Architects can be project managers if required but more typically take on a contract administration role. The slightly different duties include tendering, preparing contract documents, regular site visits to ensure work is carried out as specified. Other building professionals can also project manage services, including chartered building surveyors or quantity surveyors, members of the Chartered Institute of Building, Architectural Technologists and some skilled interior designers.

Turnkey project

Some specialist companies design and build home extensions for a fixed fee. They provide a one-stop shop dealing with everything from obtaining planning permission (if required) to doing the actual construction and getting the work signed off by Building Control. In the industry, this is called ‘design and build’ and differs from the traditional route where you appoint an architect to do the design and drawing work and then get quotes from builders. Advantages include speed. Loft conversion companies can complete a project very quickly. Many homeowners like the convenience of one point of contact. Cost certainty is another big plus.

On the downside, don’t expect much creativity or bespoke designs that respond to your individual site as they will typically have standard layouts and solutions. Plus, the firm will be looking to build as cost-effectively and quickly as possible. The cost of using a turnkey builder will vary hugely. Be prepared to pay premium prices for the extra convenience.

Each option has its pros and cons. If budgets are tight and you have plenty of time and energy, becoming your own project manager may make financial sense. It will be hugely challenging to handle everything, especially if you haven’t any prior building experience but could save a small fortune. Hiring a general contractor is the norm and can take a lot of the worry and time away involved in managing your own build. If you can afford it and it’s a big or complex project, it may be worth hiring a project manager. The best route very much depends on your individual circumstances and building project.

Case study: Be your own project manager

Being your own project manager is not a job for the faint-hearted but can be hugely rewarding. Charles project managed his own build - overseeing everything from demolition of the existing bungalow to the final decoration of his impressive multigenerational home. As a retired Lieutenant Colonel in the Royal Artillery, he had decades of experience of managing people and heavy equipment. He could be on site every day to answer questions and research fixtures and fittings. Charles also got stuck into some of the building work, including laying the patio. Acting as his own building contractor was a “tremendous experience – stressful, rewarding, fulfilling and educational, he said. His top tip is to read the Housebuilder’s Bible. The best-seller combines useful information on trade prices, planning guidelines and building regulations with insights on how to build better.