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Choosing a builder
If you are preparing for any construction work to your property and need to employ a builder, you should consider your choice very carefully. This may be one of the largest investments of your life and you should thoroughly check any builders before employing their services. Here is a list of things you might consider doing:
- Consider employing a professional to advise. Typically this could be an architect, architectural technician, surveyor or engineer.
- Talk to your professional about the work s/he will be responsible for. Will they prepare plans or planning consent, or will they prepare full working drawings showing exactly how the project is to be constructed with a detailed specification the builder can follow?
- Will s/he supervise the work on site on your behalf once work commences?
- Whether you employ a professional or not, make sure that all relevant statutory approvals have been obtained. Also, ensure that you inform Building Control once the works have started, and at relevant stages throughout the works.
- Always obtain at least three quotes and compare them to ensure that each builder is pricing for the same amount of work. This is where a full and detailed specification is very useful.
- Don’t automatically select the cheapest quote. Cash in hand prices avoid V.A.T. but are also associated with less reputable builders and a history of related problems such as quality of work and delays.
- Be wary if asked for large deposits or payments before work is carried out.
- Ask the builder questions:
- Where have they worked before? Do they have photos of projects?
- Are they happy for you to see their work and ask questions of previous customers?
- What are they good at? Their particular expertise.
- Are they insured? Also, don’t forget to inform your own insurance company and mortgage provider about the work.
- Will they sub contract parts of the work to other builders/tradesmen?
- How do they want to be paid, on completion or in stages?
- Can they supply references from satisfied clients?
- Are they happy to accept a retention clause? This is where you hold back say 5% of the contract for six months following the completion of the works. This is to assure yourself that remedying works such as warped doors or shrinkage cracks can be financed. The builder can then be paid the 5% once any defects are remedied.
- Will the builder give you a start and completion date? Will they agree to a reduction in cost if they don’t complete on time?
- Will they agree a form of arbitration in writing? Try and agree on a professional who will act independently for you if a dispute occurs.
Be sure … not sorry.
09 January 2009
