Choosing a builder to construct any size extension or to carry out building alterations can be a daunting task. Local authorities cannot recommend builders but you can significantly reduce the possibility of you becoming another victim to bad practices by following some basic guidance:
Here are a few suggestions that may help you choose the right builder for the job.
Making your choice
If you are using the services of an architect or agent , they may be able to recommend a builder, but you do not need to use his recommendation. In fact it is sometimes better to arrange your own builder so that there is no possible conflict of interest between you, the architect and the builder.
If you do not have plans and / or a specification for the work you must select a builder who has the experience to provide these and then obtain approval for the work if this is required (planning permission, building regulation approval etc.).
Ask people you trust (family, friends, neighbours etc.) if they can recommend a builder. If they have had work done by the builder, make sure it is of a similar type to what you need (someone who can lay a good garden path, may not be the right person to build a double storey extension). Do not stop with the first recommendation, try to get 2 or 3 names.
Ask each builder for 2 or 3 recent references (i.e. similar types of work they have carried out). Follow up the references, try and visit the work without the builder and discuss how the work went with the owners - be careful when drawing your conclusions as it is not unknown for references to actually be friends or family of the builders !
If a builder was recommended by a friend or family, ask them how they think the job went and how happy they were with the actual conduct of the builders and the finished product.
Be cautious of people who say that Council approval is not required. If the builder does not wish his work to be independently inspected by the local authority he may incorrectly advise you not to apply for permission.
It is the building owner that is legally responsible for obtaining Building Regulations approval and for any building work that is carried out.
Having met each builder and received the quotes, you may be able make a first assessment. You may feel uncomfortable with the manner of a builder - it does not mean that they are not good builders but will you be able to work with them? And just because another builder is friendly, does not mean they will do a good job. Try to keep personal feelings out of the decision.
Do not be hurried into a decision, a reputable builder will always be willing to take time to discuss what you want.
You may find yourself in a dilemma if a builder sets a deadline for an answer. Sometimes builders have a slack period between finishing one job and moving onto another in a couple of months time, they may legitimately offer to do yours now if you give the go ahead immediately.
You may prefer to suggest moving your time-scales so that they can do their next job before coming back to you but this may entail an increase to the quoted price because of expected inflation etc.
So having met the builders, seen their work and received the quotes; how do you make the choice?
The 3 main factors (probably in order of importance) are:
- Quality of workmanship.
- Cost and time-scales.
- The behaviour of the builders.
You have to weigh each factor individually and relative to the other two. You may feel that a particular builder is automatically excluded because of your assessment of any factor.
All other factors being equal, the final decision may be based on the cost or time-scale - remember that you do not always get a better job by paying more money.
You may find that you are unhappy with all the builders you have asked to quote - remember that you do not need to use any of the builders you have asked to quote; you can start all over again by asking other builders for references and quotes.
Professional Associations
There are several associations that exist to maintain good standards within the building industry, they have directories of members and will send out copies on request. The better known are the Federation of Master Builders (FMB), the Chartered Institute of Building and Guild of Master Craftsmen. Members are vetted for standard of work, financial stability in many cases and professionalism. Do not assume that the builder using a logo on his headed paper actually belongs to an Association always check out first.
In addition some Associations offer warranties, the FMB for example has a very competitive warranty that is available for a small percentage increase on the contract price which will give you peace of mind and adequate insurance cover.
To protect the public from cowboy builders and help promote reputable contractors, the Government, in partnership with the construction industry, has developed the TrustMark scheme. TrustMark is a publicly available register of independently assessed companies that do repair, maintenance and improvement work.
Comparing Prices
Ask for a number of quotations (preferable 3 - most mortgage companies require 3 quotations if they are funding the work). Give each builder a copy of your plans etc. if available and make sure that each one visits the site.
Make sure that all the quotes reflect the same work specification including site clearance, material supply etc. If one of the quotes is widely different (either higher or lower) from the other two, try to find out why. It may not reflect the standard of workmanship, a builder with little work may put in a low quote just to keep working while a busy builder who does not really need the work may put in a high quote.
Ask for details of the required payments. For all but small jobs, the builder may ask for payments at specific stages of the work. The payments should reflect the amount of work already completed.
Cowboy builders will often quote a low price to obtain the work and then list items of work, which they consider as extras, for example, they will claim the price was just for the basic shell, things like electrics, plastering, doors, skirting boards, etc., etc., are all extra.
Another technique is for cowboy builders to give you an exceptionally high price when they are of the opinion that you are not going for the lowest price but are looking for quality. Look for a reasonable price that can be substantiated.
If the builders require any money before they arrive on site, think very hard before handing it over – reputable builders do not ask for money up front unless where custom made materials need to be purchased.
Some small reputable builders offer a 'labour only' service, this requires you to 'fund' the materials as the job progresses. The builders should be able to obtain trade prices for you and will be able to give you a separate quote for the materials so that you will be able to see the total cost at the outset.
A potential drawback is that you have to fund the materials yourself as you go along (the builder normally arranges to buy them in your name); if there has been an underestimate in materials cost, you may find the cost escalating. On the other hand, you may save money if they find they have overestimated. You are unlikely to be left with any surplus material delivered.
Quotations versus Estimates
When comparing the prices your builder submits it is crucial to understand the difference between a quotation and an estimate. A quotation is a firm price i.e. what you can expect to pay for specified works. Whereas an estimate is much less specific a best guess of what it will cost to do what the client wants subject to change as and when the nature of the job does. Most builders will submit a mixture of quotation and estimates, this is fine as long as you get a complete detailed written breakdown of every aspect of the job.
Other checks
- Do they clearly show a contact address and telephone number (not just a mobile)?
- How long have they been in business?
- Do they have full insurance cover? - even a good builder can make mistakes and/or cause accidental damage.
- Builders often claim they are members of trade associations if they do, check to see if this is correct.
- If the builder is not local and is prepared to travel a long distance to do the work, ask yourself why he can not get work in his own area.
- Good quality builders will be happy to answer all your questions and queries as they have nothing to hide.
A reputable company is proud of its reputation and
should always be willing to prove it. Call the local
Trading Standards office to see whether any complaints have been made.
VAT registered
Only a very small builder (one or two men!) can avoid registration. Remember, even unregistered builders still have to pay VAT on materials, tools and equipment,vehicles and their running costs.
The difference in price between a VAT registered builder and a non registered builder is much less than you would expect. If the builder is not registered he will be passing the VAT on as a cost. VAT free is a myth.
Cash in hand - Think about the following:
- If someone is prepared to cheat on taxes, are you sure they will not cheat on you?
- If nothing is in writing what happens if you are not satisfied or something goes wrong?
- How do you prove who did the work and is liable for any faults?
- An invoice proves a relationship and, if a dispute follows, it can be very useful.
- Peace of mind is worth a little extra cost.
Contracts
For anything other than a very minor job you should ask for written details of the work to be carried out and the price you will have to pay.
For larger jobs, a written legal contract is strongly recommended. A written building contract protects you, because it gives you the written consent of the builder to cancel the work if it's not being done to the correct specification or within the agreed timescale.
Making changes to your requirements once work has started will cause delay and possibly a risk of mistakes. Costs for the work may also change. If changes are essential, agree the cost and length of extra time needed before the changes start.
When you have decided on a builder, draw up a written agreement specifying:
- The work to be carried out.
- When the work is to commence and be completed.
- The cost of the work and when/how it is to be paid. If the job is being funded by a loan which will be released to you at fixed stages of the work, make sure that the builder understands this and the actual points at which funds will be released.
- Try to include a 'retention'; part of the price which will be paid (say) 1 month after completion of the work subject to satisfaction. This will allow you to uncover small 'defects' in the work after the builders have left the site and gives the builder an incentive to fix them quickly.
Getting the most out of your builder
When the work has started, you will need to 'work' with the builder. Record the progress of the work, keep a note of all instructions you give the builder and payments you make. You should feel free to ask the builders what they are doing - any two people may interpret a work specification in different ways; so make sure that they are doing what you want.
Any extension or other major job will cause tension and stress as it usually affects your home and it is unlikely to progress to plan.
Remember:
Any building work around the house will cause a certain amount of inconvenience to the occupiers, you have to accept it.
Do not just ask the builders to do small addition items of work, you could find them on the final bill. If you need to change your work specification, make sure that it is agreed in writing along with any cost/time implication.
If you have a problem with a particular workman - his behaviour, workmanship or attitude - tread carefully! If you cannot suppress your feelings, try to have a quiet word with the site foreman or boss.
If you agreed stage payments, pay them on time (providing that the work has be done). If a dispute arises, talk to the builder and try to reach a compromise.
If you have problems with your loan provider, keep the builder informed.
Maintain an 'overall' view of the job, do not focus on one or two elements. If the builder is 'ahead' on parts of the job, this can compensate for an area which is running behind schedule.
No matter how well planned a job may be, they can never take account of the unforeseen (illness, weather, uncovering a mine shaft etc.), so make allowances for any such factors which the builder encounters.
Wherever possible it makes sense to get on with your builder.
This will get the job done faster and you will get quality and service from your builder. It is a good idea if you agree on the following before work starts just to make sure that you both know where you stand with each other.
Decide on:-
- Which rooms are to be cleared.
- Which rooms are out of bounds.
- Where the builder could store materials.
- Use of electricity.
- Access through the house.
- Which bathroom facilities can be used (if any).
- Access to the telephone.
- Your daily routine, as well as the builder’s.
Remember, if in doubt ask. This should ensure some peace of mind and, hopefully, a good relationship with your builder.
If things go wrong
Complain to your builder, giving them a chance to put the matter right. If you are not satisfied, put your complaint in writing, saying what you want done and set a deadline.
Keep copies of letters, along with a diary of events and a record of any phone calls. Take photographs if relevant.
Most builders are fair. If you have a valid complaint you have a right to have the problem sorted out. If you are not satisfied that your complaint has been dealt with properly by the builder, you may wish to consider going to arbitration or court.
Ten Golden Rules
1.Ask friends to recommend builders
Ask neighbours and friends to recommend builders if you do not know any. Ask the builders for references and look at examples of their work.
2. Get a number ofestimates
Don't use builders who knock at your door, good builders do not need to get work this way. Don't just talk to one builder. Get at least three written estimates.
3. Look at the estimates carefully
Remember that the cheapest estimate you get may not be the best. Make sure that you get the estimates in writing, then check to see if the builders are offering the same work to the same standard. Check whether or not the estimates include VAT.
4. Pick the right expert or trade
Make sure that you pick the right expert or tradesman for the job. For example, do not get a roofer to rewire your home. If employing an electrician, plumber or gas engineer, ask what qualifications they have and if they are registered.
5. Find out if the builder does the work himself or employs sub contractors to do it.
If the builder gets other people to carry out the work,make sure he or she is still responsible for all the work.
6. Check the builder is insured.
Ask the builder for proof that they have 'public liability' insurance cover for any damage that may be caused to your property or your neighbours property and the people in it. Also check whether the builder belongs to a professional trade association (although this is no guarantee that the work will be better than someone who isn’t).
7. Find out about BuildingRegulations and PlanningPermission.
Contact the Council Department that is responsible for carrying out the Planning and Building Regulation function to find out if the work you want to carry out needs planning permission and/or building regulation approval.
8. Make your own written agreement
When you have decided to go ahead, write down exactly what work you want doing, confirm when the work will start and finish, and the amount you have agreed to pay. Ask the builder to sign a copy to show they agree to all the conditions.
9. Don't pay for work up front
Never pay for materials or work before the builder starts. Reputable builders usually have accounts with builders merchants. For larger jobs you may need to pay at certain stages as the work progresses, agree this with your builder, but always keep some money back until all the work has been finished to your satisfaction. Make sure that you agree the cost of any 'extras' before the extra work is carried out.
10. Think about employing a surveyoror architect.
If you are planning extensive alterations to your home, think about employing a local architect or surveyor to check the estimates, supervise the work and deal with any problems that may arise. Although you will need to pay a fee, this may avoid problems and save time and money in the long run. It will also give you peace of mind.