Happy with builder at end of project?

[allaboutthename]

Arghh..Just want to know how many people out there are happy with the builder at the end of their building project? We have just come to the end of the first part and whilst I am happy with the work completed I'm not sure I want to continue with the same builder and I just wonder if others feel like this.

The main issue we have is that he is very keen to rush onto other projects and leaves jobs outstanding and we have to chase him to ensure that all the work is completed. The jobs outstanding aren't major (fitting a fan to utility room so that we can get building regs, filling in a hole that was dug to install new pipework, putting in new skirting in the newly build room) so the house is liveable but they definitely need doing.

I would be fine if he let us know when he can get around to the job but he seems to assume that they are not a big deal and we can live with it so no rush. I do believe he will finish the jobs but just in his own time! He is however very keen that we pay him 100% for the work even if the job isn't completely finished. I just find I'm so stressed by this approach as he makes us feel as if we are being unfair and not trusting him.

It is quite common for builders to act like this ? (he seems to get bored and want to go onto other projects). He has lots of other work lined up so we are bottom of his list now that the major build is finished.

Should I just be grateful that he has done the work? Would you pay 100% if there were jobs outstanding?

No, don't pay until he's finished. In large projects with a contract, there's usually a sum retained for 3/6 months to cover things which come to light, and before that there's a snagging list which has to be completed before money's paid. Otherwise, as you're discovering, those minor jobs don't get done and you go to the bottom of his list.
Making you feel he 'doesn't trust you' is emotional blackmail and unprofessional. I'd look for another builder, but don't tell him that or you'll never get the outstanding stuff done. There are good builders out there!

in my (limited) experience it is very common for builders to leave the small non urgent items and snagging as long as they can.

however, it is also absolutely normal for the customer to leave a chunk of the price unpaid until everything is done. This "retention" is to ensure they have a motive to come back and finish off the tiny bits! I definitely wouldn't pay 100% until everything is finished off.

How much you keep as a "retention" is a bit hard to say without knowing what you are spending overall. It needs to be a big enough chunk to motivate him to come back and finish it all off, but not so big that he can't afford to buy the materials/pay his men in the meantime. I'd say about 10-20%?

PS I wouldn't expect to keep anything after all the work is completely finished, just in case problems come to light later, though. I'd have said that's usually for commercial projects only, not residential.

Typical builder! Every builder that I've had has been like this. It drives me mad. Getting them to finish off the last little jobs can be frustratingly difficult.

Keeping behind a portion of the money until it's all satisfactorily done is a good idea.

Builders do tend to start the next job and then they have to carry on, especially in the early stages when they are up to their knees in demolition, foundations etc. Not so much being bored as needing some income, also that client may have been chasing them to get started even if your job ran over a bit.

Certainly don't pay the last invoice until everything has been done, or at least agree to keep back a sum in respect of them. The jobs you have listed are only a day's work. You will probably have to chase quite hard to get him to do this but you are quite right to - would he do a Saturday maybe?

Larger residential projects done under joint contract have retentions (generally 5-10%) built in to the terms. IME this is contracts £50k and up but some smaller jobs are still done under contract.

Ah ok fresh, that's interesting to know as we may be doing a big project on our house in the next few years. Thanks

I think this is very common builder behaviour, but not all are like this. Definitely don't pay him till everything is done or you'll never see him again [learnt the hard way]. Make your snagging list, present it to him and tell him he will receive the final payment when all work is completed.

We got through three sets of builders when we renovated. It's a total pita. I can't believe I'm seriously considering doing it all again [lost marbles emoticon].

Builders are just like any other commercial operation in that they need a flow of work to stay in business however the building industryr is notoriously insecure and sporadic so whilst he is working on your project he will be simultaneously

(a) 'finishing' the previous project(s)
(b) starting to plan the next job, organise labour and materials
(c) preparing and submitting tenders for future projects
(d) searching through planning applications and local council press releases for tender opportunities
(e) fending off customers from more ancient projects who have the temerity to complain about snags
(f) attempting to keep up with the enormous mass of (ever changing) legislation and technical standards which threaten to swamp anyone in the building industry
and
(g) dealing with all the other minutiae of commerce which is common to any business such as VAT, CIS, wages, insurance, chasing debtors and appeasing creditors, etc.

Was just chatting to DH about this he is a builder. He would never charge anything over the quote unless it is extras the client has required. He would always speak to the client when he is doing the work to say that would be extra so they know there and then. If my DH doesn't make what he thought he would on a job it is his fault because he didn't quote the job correctly.

In relation to retention - he said if someone wanted a retention of say 10% he would just add 10% on the price (he said most builder would do this). He has never had a retention on any of his jobs.

Saying all this he is often going back to jobs a few weeks after to complete little things (I think they are all like that!). Don't get me started on all the jobs in my house.

icapture, thanks for the feedback. I do think the way the builder has handled this is the issue - we don't want to rip him off and understand that he might have under estimated costs but he just added extra and then got stroppy when questioned. Also he just trots off to the next job off we have no idea when the work will be finished. I know schedules change but an approx date would suit - i.e next week some time.

If your DH hadn't finished jobs (that hold up building regs) would he expect full payment?

DH would expect to wait to until everything is completed including having the job signed off before final payment.