First fix v second fix - SO confused

[MummytoMog]

For various reasons we've only contracted our builders to take us up to first fix. I was a bit surprised to be told that putting banisters on the newly fitted stairs was a second fix job :( now a bit worried that other things I thought would be done (repairing plaster where stairs went in, rendering the new gable end etc) might not actually be included. I know the best thing is to ask the builder, but I'm slightly suspicious that he'll just say none of it is included... I had sort of expected all that would be left to do would be to plasterboard, plaster, doors, architraves and skirting and then fit lights, plugs and the bathroom. I'm guessing I've been overly hopeful?

Lamps, switches and sockets are not included.

First fix means getting basic structure in (so pipes, cabling, openings for doorways etc) so I think you may be left with more work than you anticipated. I'd definitely think of repairing plaster where stairs went in etc as a "finishing off" job therefore second fix. I'm not so sure about the rendering the gable end but, on balance, yes, that's probably second fix as well.

Oh dear. Better hope the mortgage valuation comes out alright then, looks like we're going to need to spend a bit more than I'd hoped :( the builder quoted £4.5k to do second fix (everything but the bathroom). I had thought that was a bit high, but it's probably not is it?

Just looking over my builders contract

2nd Fix Structure
Make Door frames and fit to appatures
Skirting boards, door facings, checks and kick blocks.
Fit doors and ironmongery
Fit internal window cils
Fit handrails

2nd Fix Electrical
Down lights pendants fitted
Sockets and switch plates fitted
Electrics tested.

Thanks - that does make it a bit clearer. Will chat to builder at next meeting about it. Will just have to try and save a bit elsewhere in the build...

If you do 2nd fix electrics yourself you'll need a qualified sparkie to come back and sign off for you otherwise building control officer won't sign off the work. In fact you won't get a building certificate until the whole jobs done I wouldn't have thought.

I wasn't proposing to do them myself! Changing light switches is about the limit of my electrical ability. I just figured it would be cheaper to do a bit at a time and pay people on a day rate. We've got a largish extension going up over the next four months, and we'll get everything signed off at the end of that. Am now thinking it might make more sense just to get the loft finished up ASAP though.