Two routes. One home.Yours to shape.
Self-build is one of the most personal things you’ll ever do. So the way you design your home should feel that way too — supported, unhurried, and genuinely yours.
Since 1986
Forty years of self-build
Free to start
No upfront design fees
Bespoke
Designed and made for your plot
In-house team
Designers, planners, manufacture
Every Fleming Homes design project begins the same way — with a free conceptual design
From there, you choose how you want to keep going: a clear, supported route to quotation and order, or a more spacious one that gives you extra time to develop the design before you commit.
Both start free. Both are built around you. And whichever you choose, our team is beside you the whole way through.
Why timber frame
A home that breathes warmly into its landscape.
Timber frame self-builds reach wind and watertight stage in weeks, not months. They’re energy efficient, rooted in renewable materials and have inherent design flexibility — the kind of home that fits its setting from day one.
Speed
A typical four-bed family home reaches wind and watertight in around two weeks — compared with 3-4 months for masonry construction.
Sustainability
Renewable, low carbon and a natural resource. Built off-site in dry, controlled conditions — so the materials behave the way they’re meant to.
Energy efficiency
Superior insulation and airtightness. Customers regularly achieve U-values that exceed energy performance standards by a comfortable margin.
Flexibility
Bespoke to your plot, lifestyle and landscape. Choose your own materials, insulation specification, and finishes — no off-the-shelf packages.
How it works
The shape of the journey. One starting point. Two routes from there. Both lead to a home that’s ready to build.
Free conceptual design — included in both routes.
Route 1
The free route
A clear, supported path to quotation, order and planning. No upfront design fees.
Up to 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.
Route 2
The paid route
More room to develop, refine and explore — with extra design freedom before committing.
Design service
£1,975 + VAT · up to 10 iterations
Flexible design process
Planning service
£2,975 + VAT
Order
When you’re ready
Building regs service
£3,495 + VAT
Design & planning fees
£4,950 + VAT
Saves just under £5,000 + VAT in professional fees.
01
The free route
Route one in depth
This route saves you just under £5,000 + VAT in professional fees — and potentially much more compared with appointing an architect separately.
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
A quick note on planning
Some sites come with extra complexity — limited planning precedent in the area, AONB designation, or other constraints that can make permission harder to secure. Where we spot this in advance, we’ll talk it through with you before you commit.
In those cases, the planning fee element may become non-refundable and would be deducted from your deposit if your project ultimately can’t proceed. We’d much rather flag it early than have it surprise you later.
02
The paid route
Route two in depth
Some self-builders want to spend longer in the design stage — testing options, refining details, exploring possibilities — before placing an order. The paid route gives you that space.
More room to develop, refine and explore — with extra design freedom before you commit.
What’s included
- Free conceptual design
- Paid design service at £1,975 + VAT
- Planning service at £2,975 + VAT
It tends to suit you if…
- You’d like more time to develop and explore the design
- You’re still weighing different ideas and approaches
- You want the freedom to refine until everything feels exactly right
What you’ll have in your hands
Both routes start from the same free conceptual design. Each stage that follows adds more detail and definition — what you receive depends on which route you choose.
Where you start
The conceptual design
Proportionally accurate hand sketches. Free, on every project.
- Hand-drawn ground and first floor plans
- Hand-drawn front elevation
- Room sizes and total areas
- North orientation and key dimensions
Free route deliverable
The free design service
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
Paid route deliverable
The paid design service
Everything in the free service — now in full colour, with interior views and a preliminary site plan.
- Dimensionally accurate CAD floor plans
- Full-colour 3D perspective visualisations
- Illustrative internal visualisations
- Preliminary site plan
Architectural design
For most UK self-builds, appointing an architect separately costs significantly more than the design service we offer. Here’s the rough shape of the difference.
Typical UK architect
£21k–£49k+
for a £350k self-build
Most UK architects charge between 7–10% of total construction cost for a full design service.
Fleming Homes — free
£0
upfront design fees
Free conceptual design, two iterations, free planning after order confirmation.
Fleming Homes — paid
£4,950
+ VAT, design and planning
Most UK architects charge between 7–10% of total construction cost for a full design service.
Architect fee figures are indicative averages drawn from publicly published UK industry guidance, including HomeOwners Alliance and Architecture for London. Actual fees vary by project, location and architect.
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
Small enough to feel personal.
Established enough to deliver
We’re not the biggest timber frame manufacturer in the UK — and that’s the point. Self-builders work with us because they want a team that knows their project, picks up the phone, and treats their home as if it were our own.
Forty years, family-rooted
Fleming Homes has been making bespoke timber frame self-builds since 1986. Long enough to know what works. Small enough that you’re never just a project number on a clipboard.
Designers, planners, makers — under one roof
From conceptual design through to manufacture and delivery, every stage of your project is handled by an in-house Fleming team. One conversation. One source of truth.
Energy efficiency
Superior insulation and airtightness. Customers regularly achieve U-values that exceed energy performance standards by a comfortable margin.
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.
How long does the design process typically take?
From submitting your design brief to receiving your conceptual design, 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.