Choosing a builder, top tips

[Whyisitsodifficult]

We’re about to start the process of a single storey rear extension with a reconfiguration of downstairs space. Architects nearly finished plans and about to put them in for planning permission.

I’m after help with getting quotes from builders! Should we wait for permission to be granted or start now?

I’m guessing get three quotes? Any other advice would be greatly appreciated.

Ask for recommendations from friends.
Ask builder(s) to look at your plans before submitting to council as they might spot something that needs/could be changed. Once something passes planning, you can’t change it without having to submit a change request, so much easier to get builder to give a once-over at this stage.

Good point I didn’t realise that thank you!

Definitely get three quotes but don't just go for the cheapest.

Ask them lots of questions - eg who will be doing the work? (Is it the person who has come to quote or some other person in a large firm), do they use subcontractors or do they have specialists within the firm? (Most use subcontractors), ask about project management - will they do this (ie ensure that the right person is there at the right time with the right materials) or do they expect you to? Ask about how payments work, do they do fixed price work or day rates, when do they expect payment, will you pay separately for materials, will you be expected to supply fittings or just specify them. Those are just a few suggestions...

Definitely ask for referees and can you see examples of previous work and call any referees and ask them questions about any issues they had - if they're 100% positive then don't believe them!

On my last project aside from these sorts of points I really chose by gut instinct as to who I thought I could work best with, I was doing to be having the chaps in my house for c6months and wanted someone I could work with and who I felt understood what I was trying to achieve. We had a few minor disagreements and almost a falling out at one point as it can be a stressful situation but overall I was very happy with my choice.

Good luck... (oh and trying to get quotes out of builders is quite tricky - you might have to call more than 3...)

I always tell people the same thing when looking for any trades person, if they can start straight away, these're no good, decent trades are busy for a reason, if they are any good you'll be waiting for a start date, if they can't start for 3 months that's a good thing, also get recommendations from friends and actually go around and look at the work they did, one persons good job is another ones bad job, get 3 quotes, find somone you feel comfortable with, also never pay for anything up front, any decent builder won't need paying upfront, get a contract with staged payments, foundations in, payment, walls up payment, roof on payment, ect. And the best way to wind up your builder, keep making changes, get it on the plan and stick to it, there is nothing worse than to keep making changes as you go, that's when the arguments start, when you get the bill for all the extras, good luck

Go with your instinct!!! If there is any part of you that doesnt feel right about them, dont use them!

Can’t your architect recommend some builders?

Thank you for all your advice most useful. Did you all get contracts with your builders? Also should I source the materials? I’m thinking of items like internal doors, light switches etc.

We had a contract each time. We asked the builder to source all of the materials. As it was easier to get him to then organise delivery etc. He could also get things at trade prices.

We didn’t have a contract - just a signed quote. We supplied somethings ourselves but mainly the builder supplied.

Before you see any builders, draw up a scope of work (spec) which sets out exactly what you want doing, as detailed as you can. Plans will tell the builders a bit but not everything. For example, do you want new lighting, underfloor heating/new radiators, what kind of roof material, what kind of flooring, any work on the garden etc. If all builders quote against the same detailed spec then 1) you can compare like with like more easily (otherwise some will include more, others less) and 2) the cost will be more accurate

PS Architect can usually help draw up the scope of work if you don’t know where to start!

I’d want to choose my own doors and handles and switches.
Don’t forget to get the price including the VAT...just had a bit of a shock on that one...

I work for a builder. PPs have covered most points - try to get like-for-like (your architect could pull together a tender document which would go to all builders - get a quote for doing this first); go with gut instinct; payment schedule; exactly what's included, even down to skirting boards and architraves, door handles, grout, adhesive etc.and how long is the guarantee. Also, will they accept a retention for six months so any snagging can be sorted out. Only thing I'd say is that we can often start jobs quite soon due to the size of our company so it doesn't always follow that good builders are booked up months in advance (we're 75 staff++).

In addition to the bits above, practical elements include:

Asbestos survey for your existing building needs to be factored in if the building was constructed before the year 2000. Refurbishment and demolition standard of survey. Anyone who doesn't know this would concern me about their competence in the trade.

Ask about safety. Access methods. Scaffolding. Who they will be using for it or are they using alternative methods to prevent falls on site?

Their Construction Phase Plan - you'd like a copy before work starts.... Welfare needs - toilet, washing facilities, meal prep facilities etc. What will they be providing for workers to use from day 1? If they have no clur about this, I'd be worried they'll be peeing in the garden and upsetting the neighbours.

Muck away. Skips. Do they need street permits? Who will pay for the skips? Will they be putting waste from other sites into your skips?

Where will they be parking vehicles? Will the street get mucky?

This has been most useful thank you. I like the idea of drawing up a tender document which seems sensible to get like for like quotes. Sarahsea1 what do you mean by this, “retention for six months so any snagging can be sorted out”?
In general do you think a smaller ‘ one man band’ builder would be better or a bigger firm?

MotorcycleMayhem lots of point I hadn’t even thought of, thanks. I assume that we will have to provide a portaloo as they’ll be demolishing the part of our house with the current one in. I guess we have to foot the bill for that?

Why Our clients retain a percentage of the final bill for six months to ensure they are completely happy with our work - no leaks etc. It also gives them a chance to spot any snags which we rectify. We also decorate the settlement cracks as these appear in the months after the build. In our area a retention is fairly standard.

Actually, Motorcycle’s helpful,post has also reminded me - get copies of their insurance policy and any other certifications they might claim to,have.