Firstly, you’ve got to find a good builder. If you know people who have had a job done on time and done well, go and see the job yourself.
Second, find out if the builder is a member of a trade body such as the Federation of Master Builders. If it’s a specific job, check if they are members of the appropriate professional trade body.
The Government has helped things along too – they have introduced a self-certification scheme – the Approved Contractor Person Scheme (Building Regulations). Under this scheme, bodies such as CORGI (for gas) and the other trade bodies have to issue certificates to their members, so you should ask to see a certificate.
Check with the appropriate trade body to see what guarantees a company’s membership gives you and also to see if the building firm, company or person is still actually listed as a member!
Always ask how long they have been in business and for proof that they possess the necessary liability insurance. Insist on references for previous work and never pay by the hour.
For small jobs ask for a quote not an estimate. (An estimate is just a rough guess of what the job might cost, whereas a quote should be fixed and break down the work into distinct parts.)
For larger jobs write a detailed specification of the works you want doing and agree whether it will be you or the builder who will pay for materials.
Get three quotes for bigger jobs and instruct each company to provide a description of materials to be used.
For big building jobs, ask about the builder’s availability and avoid those who’ll be juggling your job alongside too many others.
Have a requirement included in your contract stating that they should use sufficient labour and avoid having your job flooded with workers one week, but with nothing happening the next few weeks!
If you are thinking of buying a property needing building work, get the builder in to look at it well before exchange of contracts. You’ll need to know if it stacks up financially.
As part of your selection process don’t ignore gut feel – if you don’t think you can get on with them, don’t use them!
Other than that, go through each written quote in detail. Are they actually available and have they said how long the job would take? Are they planning to subcontract work?
If so, how well do they know the people they’ll be subbing to? Have they quoted for everything? Did they explain technical words? Did they provide insurance certificates and references?
Try to get them to agree on retaining 5% of total cost for “snagging,” to be payable after the job has been completed if there is nothing wrong.
This will ensure they come around promptly to fix problems. You could even try imposing penalties if they’re late (though you’ll have to accept them if it was you who changed your mind.)
For complex building jobs, both you and the builder should sign the quote or have a contract drawn up. The construction industry uses a variety of standard form construction contracts to define the relationship between contractor and customer and these provide for different procurement methods and projects of different value and complexity.
Generally, what are called “Joint Contracts Tribunals” (or JCT contracts) are used for building work. Where an architect is responsible for the design of the works, the main form of contract used is JCT 98.
This is a lump sum contract in which the contractor undertakes to complete the works, usually defined in bills of quantities, for a lump sum, which is agreed at the commencement of the project.
You many also come across something called the “contractor’s proposals” which is submitted by the contractor with the tender submission and is their proposals for how they will design and construct the works in accordance with your requirements. These should include plans, and specifications of materials and workmanship.
Where the builder then finds unforeseen problems, it’s usually his problem, though in some cases it might have been impossible to have anticipated them.
If this happens, and you are in dispute, ask an independent surveyor for their opinion.
Put in your contract something like “claims for unforeseeable work will not be entertained, where the work could reasonably have been anticipated.”
It’s worth noting that the contractor has an implied common law duty to carry out his work with proper skill and care.
He also has a duty to warn you if particular construction techniques will not work, even if you’ve relied on other experts like architects or structural engineers to draw up plans.
Don’t pay until each agreed stage of the work has been completed, the only exception being where perishable or made to measure materials are needed.
If the job is big or complicated use an architect -see the Royal British Institute of Architects website.
If structural changes are proposed, you’ll need a structural surveyor, so contact the Royal Institute of Chartered Surveyors (RICS website).
For major works, a Quantity Surveyor might be worth employing -they can also produce a “schedule of works” which is basically a detailed spec for the work and can help choose the right builder, compare quotes and set out payment stages.
A Building Surveyor might be required to ensure your builder has done the work to the right standards in accordance with current building regulations.
If you don’t employ an architect or structural engineer but leave this aspect to the builder, the law requires that the builder provide a finished building that is suitable for the purpose required.
Certain big jobs require you to apply for planning permission. Phone the council for the planning forms and submit the plans and your fee. An architect or a Planning Consultant can handle the process of getting planning permission for you and meet the planning department too.
The Buildings Regulations Officer at the council planning office can send you their guidelines and application forms appropriate to the work you are carrying out.
When the work is done, you’ll get a Buildings Regulations Approval Certificate. Keep it safe along with Planning Consent forms as you’ll need them when you come to sell.
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Daniel Peacock