Most self-builds have somewhere between £15,000 and £30,000 of reclaimable VAT sitting in a shoebox of invoices. HMRC's VAT431 scheme only gives you one shot to claim it — miscoded invoices, missed deadlines, or the wrong VAT rate from a contractor can cost you thousands. VATBuild checks every invoice against HMRC Notice 708 as you go, so nothing falls through the cracks before you submit.
Answer a short set of questions about your build — new build, conversion, or renovation. VATBuild works out which HMRC VAT scheme actually applies to you before you upload a single invoice.
Add invoices as you go, or all at once at the end. VATBuild reads each one, extracts the line items, and checks them against your project's confirmed VAT pathway.
Every line item is marked claimable, review, or not claimable — with a plain-English reason citing the relevant HMRC Notice 708 rule. No guessing, no spreadsheets.
Every classification VATBuild produces is tied back to a specific part of HMRC Notice 708 — the rules that actually govern VAT on building work. That means every "claimable" or "not claimable" verdict comes with a reason you (or your accountant) can check, not a black-box score.
Structural timber frame — supply & fit
Notice 708 §3.2 — zero-rated contractor service
Site fencing — hire
Notice 708 §12.2 — confirm date against build period
Fitted carpet — supply & fit
Notice 708 §13.2 — carpets are always blocked
Review your project’s VAT position, download the report and share it with your project team.
Project VAT report · 431NB qualifying new-build exampleA planning/VAT Opportunities report for this qualifying new-build example; not a final HMRC claim or evidence of HMRC approval. This route does not apply to every self-builder, developer or contractor.
The VAT scheme that applies to your project depends on what you are building and how. Select your build type for the specific rules, rates and HMRC guidance that applies to you.
Converting a barn, office, pub or chapel into a home. Contractor services should be 5% VAT. Reclaim via VAT431C within 6 months of completion.
Building a new home from scratch. Contractor services should be zero-rated (0%). Reclaim materials VAT via VAT431NB within 6 months of completion.
Renovating or extending an existing home. No general reclaim scheme — but ESM 0%, empty property 5%, and disability adaptation 0% reliefs must be secured before you sign.
Installing qualifying energy-saving materials into an existing home. ESM supply-and-install is currently 0% VAT — but the package structure determines whether the relief applies.
Your VAT431 claim happens once, after completion. Start tracking your invoices properly from day one — it's free to set up.