happy client and builder after following ck architectural build guide
March 16, 20260

Starting a building project at home is exciting—but it also comes with responsibilities, approvals, and decisions that need to be in place before any work begins. Completing these steps early not only protects you legally but also helps your build run smoothly, stay on budget, and avoid delays.

This guide walks you through the key actions every homeowner should take before appointing a builder and starting construction.

1. Approvals: Get Your Permissions in Order

Before anything else, ensure that all statutory approvals are correct and complete.

✔ Planning Permission

  • Confirm your planning approval drawings match the final design set.
  • Read all planning conditions carefully—these often include material requirements, working hours, or additional submissions.

✔ Building Control Approval

  • Review your full plans approval letter.
  • Note any conditions that must be satisfied before or during works.
  • Understand the required inspection stages so your builder can book them at the right times.

✔ Consultant Documentation

  • Read through structural engineer reports, calculations, and any specialist consultant documentation (e.g., steel, drainage, or glazing specifications).

✔ Drainage & Utilities

  • Apply for any permissions relating to:
    • Moving or connecting to a public sewer
    • Adjusting utility routes
    • Shared drainage responsibilities

✔ Party Wall Act

This is a legal requirement—refer to our Party Wall guide for a step‑by‑step explanation.

If applicable, serve notices to adjoining neighbours as early as possible.

2. Design Phase Handover: Know Your Responsibilities

Before appointing a builder, gather and understand the full design package.

✔ Principal Designer Handover

✔ CDM Regulations (Domestic Clients)

Review the Duty Holder Responsibilities for both the Principal Designer and Principal Contractor so you understand the roles on your project.

Read your responsibilities under CDM 2015—even as a domestic client, you have duties under the law.

3. Preparing to Build: Selecting the Right Builder

Choosing the right contractor is one of the most important decisions you’ll make.

✔ Tender to 2–3 Competent Builders

Get comparable quotations from builders experienced in your project type.

✔ Background Checks

  • Review company information (e.g., on Companies House).
  • Look into director history and previous trading names.
  • Speak to real references and, if possible, visit past work.

✔ Builder Competency

  • Complete a contractor competency checklist (see our guide).
  • Ensure the builder understands and accepts their CDM responsibilities.

✔ Reviewing Quotations

  • Insist on a detailed, itemised quote.
  • Clarify any provisional or prime cost sums early to reduce surprises later.

✔ Site Checks

  • Confirm that foundations, drainage routes, services, and utilities are understood and accounted for before work begins.

✔ Builder Contract

A written contract protects everyone.
We recommend FMB or JCT contracts that include:

  • A clear payment schedule
  • A deposit of no more than 10%
  • Defined scope of works
  • Dispute resolution process

✔ Onsite Responsibilities

Your builder must:

  • Double‑check all drawings
  • Verify dimensions
  • Confirm structural and construction design before commencing

They should also sign their:

  • CDM appointment letter
  • Duty Holder acknowledgment

✔ Insurance

Notify your own home insurer of the works.
Your builder must have:

  • Contract works covered
  • Public Liability Insurance
  • Employers Liability Insurance

    4. Building Phase: Keep Communication Clear

    Once work starts, stay engaged and track progress responsibly.

    ✔ Communication

    Maintain regular contact with your builder to discuss progress, issues, and next steps.

    ✔ Building Control Inspections

    Ensure inspections occur at all required stages to maintain compliance and avoid delays later.

    5. Completion: Gather Your Certification

    Before making the final payment, make sure you receive:

    • Building Control Certificate
    • Electrical and Gas Certificate
    • Product Warranties
    • Structural Warranties

    Any specialist installation certificates all should be issued in your name.

     6. CK Architectural Support Throughout Your Project

    We’re here to help at any stage:

    ✔ Pre‑Start Support

    Free phone or virtual consultations to discuss your project and answer technical questions.

    ✔ Site Visits

    Available at any point during the build at an agreed hourly rate.
    You’ll receive written notes and recommendations after each visit.

    ✔ Mediation

    If issues arise, we provide impartial mediation before arbitration or legal action is considered.