Frequently Asked Questions
Designing and building a home is an exciting opportunity – but it can also feel daunting. At Dualchas, we know that most of our clients are embarking on this journey for the first time. You might be wondering about planning permission, costs, or where to even start. Our role is to guide you through it with clarity and honesty – helping you make confident decisions and avoid expensive surprises.
Below we’ve answered some of the questions we hear most often, from buying land to choosing materials.
An architect isn’t just a designer. We’re your advocate throughout the process – balancing creativity with technical knowledge, budget control, and a clear understanding of the planning system. We help you make informed choices and avoid risk.
At Dualchas, we see each project as a collaboration. The best designs come from listening carefully and responding to both client and site. With over 25 years’ experience across Scotland and beyond, we create homes that are grounded in place, built with integrity, and shaped around the lives they’ll hold.
HebHomes is our sister company – and we’re very proud of it. In fact, Dualchas designed all the HebHomes houses. For many people, a HebHome is the perfect solution: high-quality, well-designed, and pre-costed to give confidence from the start.
But not every site or brief fits a standard design. If your plot is challenging, if you have specific aspirations, or if you simply want something truly bespoke, Dualchas can take you further. We explore design ideas led by context, materials, and light – the things that make a house truly of its place.
Ideally, before you buy land. We can advise on feasibility, planning risk, access, drainage, and costs before you commit. But you can contact us at any stage – whether you’re searching for a plot, thinking about a renovation, or ready to start design.
We often help clients assess sites before they buy. Even land that already has planning permission can have hidden challenges such as poor access, drainage or ground conditions. Involving us early can help you buy with confidence – or walk away from a site that would have become a headache.
Not at all. Some of the most memorable houses we’ve created sit on sites that others would dismiss as “too tricky”. Slopes, rocks, or exposure can lead to inventive, site-specific design. Often these plots are more affordable too, simply because others are put off. With careful planning, what looks like a challenge can become your home’s greatest asset.
Renovation can be incredibly rewarding – but it’s not always simpler or cheaper. Older buildings can hide issues like damp, poor insulation, or structural decay. You’ll usually pay VAT on renovation work (which new build is often exempt from). Still, reusing and reimagining an existing structure can be the most sustainable route. We’ll give you honest advice on what’s right for you.
This is one of the first and most important conversations we’ll have. We’ll align your ambitions with your budget from the outset. Sometimes that means adjusting scope or size – but this can lead to better, more efficient design.
We’ll bring in a quantity surveyor for cost checks at key stages and make sure materials, form, and scale all respond to the budget. During construction, we certify payments and check progress on site so there are no surprises.
Our fees are tied to the stages of your project – design, planning, technical drawings, tender, and construction. Depending on the type of project, fees may be a fixed amount or a percentage of build cost. Everything is agreed clearly before we begin, with no hidden extras.
As a guide, a new build house typically has total consultant fees (including architect, engineer and others) of around 12–15% of construction cost. Renovations tend to be higher due to complexity.
Every project is different, but a typical timeline might look like this:
- Design & planning approvals: 6–12 months
- Technical design & tendering: 3–6 months
- Construction: 12–18 months
We’ll give you a realistic programme at the start and update it as things progress.
Not necessarily. Many of our clients live elsewhere while their house is being built. We carry out site inspections, administer the building contract, and keep you regularly updated with photos and reports – so you can focus on life elsewhere while knowing your project is in safe hands.
Building is complex, and unexpected issues can arise. Our role is to manage these on your behalf – ensuring the contractor meets their obligations and that quality and cost are protected. We act as both your representative and the contract administrator, keeping things fair and transparent.
Our roots are in Skye and the west coast, but our projects now stretch across the UK and beyond. We’ve designed homes in places as varied as Cornwall, the Scilly Isles, and Wisconsin. The principles remain the same: design rooted in landscape, culture and climate, wherever the site.
Absolutely. Alongside one-off houses, we work on masterplans, small housing developments, and community or commercial projects. Our design approach scales naturally – from a single home to a wider landscape strategy.
Just get in touch. Whether you have a plot, a dream, or just the start of an idea, the first step is a conversation. We’ll listen, advise, and help you take things forward – and that first consultation is free.