DEVELOPER'S GUIDE, the house of your dreams

"Step-by-step guide to designing and building your home."

Bonus: TOTAL COST CALCULATOR so that you have a clear idea of the investment you need.

Let's get started!

Hello!

I am Laura Sanchís and I am delighted that you read this guide, I have prepared it with great care!

This guide is for you:

Would you like to start the process of building your own home and need more information to be successful?

Once you have read it, you will see that you have a better control of each of the phases to design and build your home and you will feel even more eager to get started.

I hope you find it useful!

Who is involved in the project?

The first thing is the introductions, and that you know who is who, it is likely that if you are not in this world at first you feel a little overwhelmed with so many new words.

Here are the 4 main agents involved in a project:

Promoter

That@ is you! Everyone else has to fit your requirements.

Architect

Qualified professional who designs and drafts the project. It also carries out the construction management (according to project, license and contract).

Quantity Surveyor

Professional who directs the material execution of the work, also performs quality control and health and safety coordination.

Builder

It is the one that physically executes the work and in which you will invest almost all of your budget.

More than 75% of the investment will go to the construction company.

So, you must control very well everything that happens in this phase.

Naturally, it is likely to be an extra effort to exercise control over the builder, so it is important that you hire a good architect to take care of it.

Hiring a Project Manager can be a great saving

Their fees can be around 8-10% of the EMP but can save you 20% over the builder. Basically what they do is to take care of the work themselves, thus avoiding the builder's commission.

What are the steps to follow?

As soon as you start to investigate you discover that to make a house there are a multitude of steps and payments, do not be shocked in PAM-POL we are just to help you with this. We offer you an integral service, we take care of everything.

It is important that you consider the investment with all its expenses and not only the cost of the land and construction.

This way you will be more prepared to be able to save.

Terrain

Project

License

Construction

Final Work

01. Buying the land

There are some aspects that you will have to take into account prior to the purchase of the plot:

Orientation
Urban conditions
Charges

You can let us look for it for you, go to an immboliary (keep in mind the commission) or look for it by yourself on the web or even going through the areas you like (
Idealista
)

Example: Suppose you have bought a plot of 500m2, for a price of 70.000€, plus the 10% ITP tax (7.000€) plus notary and registry fees (1.000€) = 77.000€.

Before buying the land, check that it is free of encumbrances.

It is possible that the seller has a current Nota Simple, if not ask for it yourself at the land registry.

Before buying the plot, check the urban conditions.

Go to the Town Hall where the plot is located, to the town planning department, and apply for it. It is important that they tell you how many meters can be built, also the type of housing (detached, between party ...), boundaries ....

02. The Project

This is the part that has to be done by an architect, his fees will be around less than 7% of the total investment.

Example: For a house worth €300,000 to build (in total), the fees can be around €20,000.

Normally, the architect will ask for an initial payment and the rest at the end of each phase. There are usually 4 phases:

Preliminary project

It is perhaps the most fun phase, you tell the architect how you want everything and the first sketches are made.

Basic Project

Drawings of elevation, floor plan, location, some reports and budget summary are made.

Project Execution

Here the subject is already serious and the whole project is defined in detail, the real cost is obtained and the price is closed.

Construction management

The design process is over, here it is a matter of controlling everything that happens on site so that the house is as decided in the project.

Make sure you understand what payments are included in the architect's fee.

Geotechnical Study, Health and Safety Study, Waste Management, Visas, Licenses, Technical Architect...

Participates in the Preliminary and Basic Project phases.

These are the most beautiful phases and it is the right time to make sure that everything is 100% to your taste and size: 4 bedrooms?3 bathrooms?a nice terrace?

03. Municipal License

To apply for a license we need to have the project drafted and approved, in addition to all the documents that correspond to the quantity surveyor.

The fees vary according to the City Council, but they are usually around 5% of the PEM (Material Execution Budget, you can find its approximate value in the execution project).

Overheads (13%), industrial profit (6%) and VAT (10%) must be added to the PEM.

Don’t worry, below in the calculator you have all the expenses broken down.

04. Choice of the constructor

You can choose between two options:

Hire a construction company to take care of everything.
Hire separately each of the professionals involved (carpenter, plumber, painter…).

Our recommendation is always the first option, a construction company will always be able to organize better and demand much more from the contractors, and in case something goes wrong you will always be able to demand responsibilities.

Sometimes it is difficult to understand, but if the execution project is not done, we cannot ask for a fixed price.

It is in the execution project where even the smallest detail is defined and that is when they can really give you a price, before that it is impossible. On the other hand, be honest, and be realistic with the budget, otherwise you will not be able to cover the costs.

04. Construction of the site

At this stage your work is done, it is the architect and the builder who take care of everything, you just take some calls and let them do it.

The architect and the quantity surveyor will make all necessary site visits to ensure that the project is carried out as defined and to the specified quality.

In addition, the Quantity Surveyor will be in charge of health and safety coordination and will ensure that there are no mishaps with personnel on site.

05. End of Work

Once the work is finished, you have to do some paperwork, prepare documents, review the work, set up the machinery so that you can finally obtain the final work certificate, which must be signed by your architect and quantity surveyor.

Once you have it, we will request the License of First Occupancy, and thus be able to apply for the registration of water, electricity, gas...

In addition it will be necessary to ask the notary for the deed, to make the in the land registry and cadastre.

Now it is!

We’ll give you the keys (literally), a little bit of moving and that’s it, a brand new mattress!

You can have that garden party by the barbecue you’ve always dreamed of…

Congratulations on your new home!

At this point you will want to know how much does it cost in total?

I’m sure you’re thinking, all right Laura, I know the steps…but how much is all this worth? I want you to be very clear about how the prices work, so I have created a calculator for you.

The factors that influence the calculation of a budget are many, yet with this calculator you can get a rough idea of the cost of your future home.

However, in order to be more accurate you will need us to study your project in much more depth.

Do you want a professional to advise you? Schedule a call with us:

The factors that influence the calculation of a budget are many, yet with this calculator you can get a rough idea of the cost of your future home.

CALCULADORA CLIENTES

CALCULADORA de costes para Construir una Vivienda

Sup. vivienda

Sup. Sótano

Sup. a Urbanizar

Vallado (m)

Calidad

Localización

Tipología

Sistema constructivo

CUE (€/m2)

PEM

Gastos Generales

Beneficio industrial

Presupuesto de Contrata

E. Geotécnico

L. Topográfico

E. Geobilógico

Visado CTAV

Visado CAATIE

1º ocupación

ICIO

Ayuntamiento

Acta alineaciones

Alta suministros

Arquitecto

Aparejador

Tasas Municipales

Costes PROYECTO

Coste TOTAL (sin IVA)

Coste TOTAL (con IVA)

*This calculator uses standard prices, which vary according to the specifications of each project. Therefore, in no case do the prices of the calculator commit PAM-POL to the realization of any project, they only serve as a guideline.

Do you need to take out a mortgage?

Our recommendation is that you approach your bank of confidence and ask for information about self-promoter mortgages that serve to finance the construction of your home. As a general rule, the following conditions will be required:

Own land
To have a project made by an architect and endorsed.
To have a building permit at the City Hall
Have an estimate prepared by a construction company

The most common is that they grant a maximum of 80-85% of the real money that the house is going to cost including the land in that total, as well as a maximum term of 30 years; although this depends on each bank.

Once the loan has been formalized , the bank will release the money in installments as the work is executed and progresses .

Building your own house can be very advantageous, you can save up to 30%.

You save the costs of a developer and you have total freedom to choose distribution, materials, dimensions... And it is precisely at PAM-POL that we make sure that the price is fixed and that everything is adjusted to the agreed quantity.

Here is a link to mortgage simulators from some banks:

Before you start you must have some savings

The bank won't give you the loan until you have a licensed and approved project, so save up for the land, architect (75%), quantity surveyor (50%), municipal fees and land surveys (about 1,500€).

Great, you are ready!

I’m glad you made it all the way through, now you know how the process works and have some pricing guidance.

What to do now?

I would tell you that it is imperative that you look for someone trustworthy and professional. It is the key to the success of your project.

Have you decided to take action yet? Do you have any doubts?

I’m at your disposal, schedule a call and we’ll talk!