Planning a building project: the steps before the first brick

A building project is easier to manage when the decisions that shape it are made early, on paper, rather than late, on site. This guide sets out the usual order of steps before construction starts. It is a general outline; your local authority and professionals confirm the exact requirements for your site.

1. Know your land

• Confirm the title and that the seller or owner's details match.
• Have the beacons checked so you build inside your boundary.
• Ask the local authority about zoning and building lines for the stand.
• Note the slope, drainage and access, which affect foundations and cost.

A boundary or level problem found now costs far less than one found after the walls are up.

2. Plans and approvals

• Have building plans drawn for what you want to build, to the local authority's requirements.
• Submit them for approval and allow time for comments and changes.
• Find out which inspections will be needed during construction, and at what stages.

3. Budget and programme

• Get a bill of quantities or itemised quotation, not just a single figure.
• Keep a contingency for things that cannot be seen yet, such as ground conditions.
• Agree a programme with stages and dates, and link payments to completed stages.
• Plan materials procurement so key items arrive when the work needs them.

4. Choose the team

• Ask for written quotations that describe the scope, materials and timeline.
• Check who will be on site day to day, and who you contact when something changes.
• Agree how changes to the work are priced and approved before they happen.

5. Setting out

Before excavation, the building is set out on the ground from the approved plan and the boundary beacons. Levels are taken so floors, drainage and access work as designed.

During construction

• Keep a record of progress with dated photos.
• Approve variations in writing.
• Book inspections at the stages required.
• Pay against completed and checked work.

One team that handles survey, building and coordination keeps measurements, levels and records consistent from the first visit to handover.