project manager for self build

We were almost certain to go direct with new build and then started talking to a few builders and the more talking we did with them the more the prices came down but lately all of them have stalled on going down any further, now we are thinking of going direct again but think we should get a project manager to over-see everything as to be honest we probably don't know enough about it.

My question is, would we really save that much by building direct with a project manager.
Also could anyone send me a list of the phases and trades I should be pricing/looking for and what order they come in, again I have a good idea but just need to be sure.

Thanks

It really depends on the complexity of the build and you knowledge of building. Also, how much time you can give to the project. I do think it will be worth your while employing a good PM either from a trade background or from a QS background who has good trade contacts and a good knowledge of prices etc. I dont know if you have employed an Architect but you need to be aware ofthe new Building regs etc and the fact that most buildings will have to be carbon neutral by 2013. So you need to take this into account. Alot of people will try and convince you to go down the solar heat recovery,heat pumps etc etc route but if you have your house well insulated and well sealed you should be ok. I also think a heat recovery system is good as well as are solar panels if they are orienated properly.

If you're looking for 'phases and trades', chances are you do need a PM. They may not save you vast quantities in materials or labour costs, but should do in terms of minimising waste, mistakes, rework, etc.
Leo

At the moment the builder is 72Euro a sq ft builders finish and are meeting him tonight as he will coming down in price as i will be wiring the place myself and we are not putting natural slate on roof or stone finish on all gararge and a few more small things, the house is 2800sq ft and garage is 440 sq ft.

He not including floors or solar panels

What would the price per sq ft be roughly if we went direct?

That is a good rate. What Energy rating are you hopign to achieve? Maybe get him to guarantee that he can give you a A rated or B1 rated house as part of his price? Ask him about insulation thicknesses etc. Will he be using other means to air tight the house? e.g Intello plus sealer? What U-values are in the windows? Are you using a heat recovery system? I would highyl recmmend one for the sake of €5-7k. Based on a rate of €72/sq.ft it seems you are getting a house that may not be built to the build regs that will be required for 2013. i.e Carbon neutral type house.

We met the builder last night and here is a list of what he is not including:

electrical work
plastering(but including materials)
concrete floor for second level and concrete stairs
solar panels

He is including oak doors and skirting and also the screed and floor for concrete floor on second level.Plus he said that if there wasn't much of a difference to another builder price he would get us the electrical appliances such as dishwasher, dryer and washing machine and maybe the fridge-freezer depending on what type we want.
He will get us any extra materials that we want VAT free like the materials for electrical also. He would include at the back a fully slated car port at the back of the house.

After talking to him i worked it out today that for build of under 3000 sq ft mentioned including garage of 400 sq ft(giving E17000 for it) that it would cost between E65 and E68 a sq ft.

I have asked two people that he built for any they were impressed with him one had built 8 years ago and the other 2/3 years ago.

any views on that?

Homer it's hard to give you an answer to your query .......as we don't know the spec/detail of you house...sure 65 to 68 euro is very competitive for a builder price.....direct labour costs??? hard to quantify as it will depend on the amount of time and effort you are going to put in. If you have the know how and skill and time you could certainly do it cheaper by direct labour.........
To put it into perspective when i did my own house buider prices were €100 to €120 ... i did it direct labour.....put alot of my own time and effort in and got to a builders finish at the €50 mark.....and this was to relatively high spec. Now it must be said that the amount of my time that went into the build was colossal!

Have you spoken to the builder about Energy ratings etc?