Loft Conversion & Rear Extensions - Recommendations Needed

[sammohanty]

Project: Loft Conversion (Planning Approved) and Rear extension (Just found out our neighbor has got his approved so we will need to do ours.)

Noticed that all the builders both recommended via the community, this forum and MyBuilder all have elaborate websites with extensive work demonstrations. I am also told by many folks who have done the construction that the quotes big or small are pretty much the same.
It's also no surprise that all of them depend on third party contractors to do the job. So is there any builders out there who do have their own full time employees and managers to do a project?
Any advise is appreciated!!!!

Surely, one cannot invite all of them for a quote so if one needs to pick up just 3 to provide a quote, what would be the basic and comprehensive criteria for your selection?

Just my opinion of course (for any of the defamation lawyers out there) but if I were you I would basically use anyone BUT Opun. They purport to offer the entire experience from design and project managing through to construction. That was (picking my words carefully)...not our experience.

I work in domestic construction and we don't sub out (approx 60 staff) so can give an idea of what I'd look for. Subbing out isn't necessarily bad (we've worked as sub contractors) but you need to ensure you get a good team and I always feel the client should be informed - also it depends on the involvement of the principal contractor. Anyway, I'd look for: Trading history on companies house; membership of FMB (not a guarantee but a start); not just references from former clients but to meet them (to ascertain they're not relatives) and able to visit a current site so you can see how it's run. Also full insurance and the offer to meet who would be your site foreman. I'd also expect the firm to have their own vans, good relationship with council building control (personally I wouldn't be comfortable with a builder steering me towards a particular BCO) and be able to provide all certificates on completion. Retention of 5% for snagging after six months and some form of guarantee. Quotes: either get someone to do a tender pack for you including a quote format so you can compare like for like or expect a very detailed line by line quote. There are good builders out there and the industry has progressed enormously but obviously it pays to be very careful. Finally, trust your gut instinct; if you feel something's a bit off but can't put your finger on what, then move on. Hope that helps. PM if you need to ask anything specific. I am not here to promote, btw.

Oh, and inspired by the PP's post, I'd look for a company who covers a relatively small area (on our patch the houses are very similar which helps, too, as we know the issues and quirks) and check how many sites they run at any one time.