The free route
This route saves you just under £5,000 + VAT in professional fees — and potentially much more compared with appointing an architect separately.
The free route in depth
Save £5,000+
compared with the paid route
What’s included
- Free conceptual design
- Up to two further design iterations
- Quotation once your design is agreed
- Free planning service after a 10% deposit and order confirmation
It tends to suit you if…
- You have a reasonably clear sense of the home you want to build
- You’d prefer a straightforward path to quotation and order
- You want to keep upfront professional costs to a minimum
How it works
The free route
A clear, supported path to quotation, order and planning. No upfront design fees.
Up two design iterations
Free
Quotation
Free
Order
10% deposit
Planning service
Free, after deposit
Building regs service
£3,495 + VAT
Design & planning fees
£0 upfront
Saves just under £5,000 + VAT in professional fees.
Free route deliverables
Hand sketches become dimensional CAD, with drawing-style 3D visualisations.
- Dimensionally accurate CAD floor plans
- Drawing-style 3D perspective visualisations
- Front and rear elevations
- Up to two design iterations
Architectural design
£0 upfront design fees
Free conceptual design, two iterations, free planning after order confirmation.
Every build has a story
Two of the self-builders we’ve worked with, in their own words.
Designed by feel
Fleming Homes give us exactly what we ask for every time. Their designer has been an absolute joy to work with — very clear about the process and great at understanding our vision and interpreting what we want.
NICKY AND GAVIN
Award winners!
I could tell Fleming Homes would hold my hand during the process. They weren’t the least expensive company, but they took us through planning and regulations, which can be tricky in rural Wales. They also did the building calculations, and as the build progressed, their service was fantastic.
PAUL AND RHIAN
FAQ
Do I have to pay anything to get started?
No. Every Fleming Homes design project begins with a free conceptual design. You can explore your ideas with us before there’s any financial commitment at all.
How many design changes are included on the free route?
The free route includes up to two further iterations after your conceptual design.
What if I want more design changes than that?
You can move onto our paid design service at £1,975 + VAT, which includes up to ten design iterations. Further changes are charged at £125 per hour + VAT.
How much does the planning service cost?
On the paid route, planning is £2,975 + VAT. On the free route, planning is included after you’ve placed a 10% deposit and confirmed your order.
Are design costs hidden in the timber frame price?
No. There are no design fees built into your timber frame quotation. Our free design route is part of how we support you in the early stages of self-build, so you can start shaping your home without upfront fees.
Do I need a plot of land before getting in touch?
Ideally yes — a plot lets us shape the design around real constraints and possibilities. If you’re still searching, we can still talk: we offer plot-appraisal support to help you get there.
How long does the design process typically take?
From submitting your design brief, we typically aim to be in touch within three working days. The full design process — concept to agreed quotation — varies by route and project, but most customers move through within a few weeks if everything is in place.
Is the planning fee always refundable if my project can’t proceed?
Not always. On the paid route, the planning fee is non-refundable.
On the free route, your deposit is refunded in full if your application isn’t approved. Where we identify planning risks in advance — poor local precedent, AONB restrictions, significant site constraints — we’ll talk it through with you before order confirmation. In those cases the planning fee element may become non-refundable and would be deducted from your deposit if the project can’t proceed. If you decide to terminate the project before your local authority has been able to decide on planning, the £2,975 + VAT fee would be deducted from your deposit.
Can I use my Fleming Homes design with another company?
On the free route, Fleming Homes retains copyright in the design, so it can’t be used to go out to tender or be taken to another company.
If you move onto the paid route, we still hold the copyright but extend the rights to you, so the design can be used elsewhere.