Builders final invoice - much more than anticipated!

[rosybell]

So, feeling quite stressed after receiving the final bill from our builders. It was a lot more than anticipated – we had a quote which we agreed with but I think what has has surprised us is the amount of extras – all charged at an hourly rate. Not sure if this is usual or not. I feel like we have been quite naive and stupid really, so annoyed at ourselves for not being more assertive. The hourly rate for ‘extras’ was on our original quote. However as the build progressed we did not receive any updates at all, nor was there any consultation – eg ‘do you want us to do this – it will be extra’ etc.

We asked many times for updates on price/how much certain things would cost. A big one was a steel beam that was not on the original quote. So despite asking (many times) how much extra it would be we did not receive an answer. The build is now complete and it has taken our builder two weeks to provide us with the final invoice. We have paid him a fairly low deposit and half of the original quote.

I am not sure if we are able to dispute any of it. There were some mistakes made – eg scratches to the new kitchen during installation. These were replaced but we are being charged for the time taken to replace them.

I guess what I am asking is – is this a usual way for builders to invoice./charge? We are shocked at how much more the bill is compared to our original quote and feel that they needed to be more upfront with us about ongoing costs. There are also issues such as cracked tiles in our bathroom/broken shower etc that are going to cost us to rectify, which we had thought we would let slide but now I am wondering if we need to bring these up in light of extra costs.

So despite asking (many times) how much extra it would be we did not receive an answer

In hindsight after the first time of being ignored, this is the point when you ask them to stop until you get an answer.

Good grief. What a mess!

Make a list of your snags aswell. If the main join of your kitchen worktop has dust in it, then that's not ok!

Thank you all for the useful advice. I agree @grockleRock, kicking ourselves for not asking him to stop work until we knew the costs. Not an excuse but the reason is they were so fast - literally everything being done a million mils an hour. We both work f/t and were just caught up in it. Hindsight is truly a wonderful thing!!

Anyway we have messaged him to say how shocked we were with the bill, and he is coming over on Saturday to talk it through. We have a list of all the work that was never discussed /agreed.

Thanks again for all the advice, it really has helped.

Did you have a contract?
If you did there should be a process in it for disputes it's important that you follow it.
It will probably also have a process for extras which if they haven't followed it (with no notice they won't have) weakens their position to get paid.
If you don't have a contract then your position is weaker but so is theirs.
I would recommend writing to them to say that the you dispute the figures given however you are willing to negotiate a fair settlement of the account. Say you need time to consider your position and set a fair period in which to respond (2wks)
I would then sit down and discuss item by item the extras and write out what is fair and what was never agreed upon, any damages by them should be rectified by them at no cost, anything that is ambiguous I would suggest a payment of a percentage of the cost.
I would then respond in writing setting out your position and the reasoning behind it in detail. I would say that this would then represent settlement of the money owed unless they have evidence to prove that the work was authorised.

Thank you @wonkeylegs , your advice is very measured and useful, will show it to DH tonight.

That's ok I'm an architect so I do this all the time for clients - I tend to take the position that clear communication is key and without it both parties have a problem which they will need to reasonably negotiate to solve.

You have most of your points here on the thread OP.

Cut and paste it into an excel document and then go through with Dh to check for anything else you've forgotten.

Then at least your'll feel better that you are prepared.

When you meet with the builder to go through it all, be very clear that you only expect to pay for;

• work agreed in advance
• work which was priced and agreed during the job.

Be clear that you do not expect to have unexpected charges at this stage, you knew extras would arise but expected all to presented to you with prices for approval so you knew what you were agreeing to. Get printed out copies of communication with them where you asked for clarification. Establish these basic principles, listen to what builder says and then tell him you will get back to him. If you want to say you are still considering or will be seeking legal advice then do. Do not be drawn in by a smooth-talker to saying the charges are reasonable or will be paid.

I agree with PP that the lesson is to establish at the start that any work/materials outside of the original quote must be stated in writing and in advance of the builder proceeding. And if you feel this isn't happening, that you request them to stop work until this is all fully established. Poor communication or some kind of efforts without insisiting on the info seems to the the key source of problems.

And yes to not being willing to be charged for remedial work.

Have everything printed out, clearly labelled with your areas of dispute and in duplicate so he can have a copy and you have one. Look organised and in full receipt of the info and clear about what they can and can't charge for....this will help them consider pushing to take advantage of you, as will you knowing consumer rights or sources if support you can access.

All the best - horrible situation to be in.

I thought that you must have paperwork telling you your rights to cancel from any business that's selling a product or service . If this hasn't been clearly given to you, then you have a right to cancel now even if they have done the work. Check with a solicitor . It's under your consumer rights or something like that . You could end up paying nothing more.

If this hasn't been clearly given to you, then you have a right to cancel now even if they have done the work. Check with a solicitor.

That's doubtful. If there was an expectation that they were going to do the work and everyone was proceeding as if they were then a contract is deemed to have been formed. The debatable thing is whether they have carried out work beyond what was asked and if the variations for additional work are fair. But ime if the builder has not been clear then that's only going to work against them.

They are taking the piss. You can’t be paying for things you didn’t agree to. I’d speak to a solicitor

The builder must give them the right to cancel
Look at this website

www.mylawyer.co.uk/consumer-right-to-cancel-a-A76062D77400/

If they haven't been given details of how to cancel, then they can see a solicitor to clarity their status - but I'm pretty sure they can cancel, even after the work been done as they weren't advised how to before . As a jesture of goodwill I'd suggest they pay the quoted amount but they wouldn't be liable for it or the extra if this hasn't been set out within the law from the start. That's what the sales of goods act is there for - to protect the public from situations like this.

There are exemptions to the right to cancel, the main one being where works are to the consumer's specifications, as most building work is. The legislation is definitely on the OP's side regarding additional costs etc though.

Sorry to hear this, i think you have to look from both sides to get the best outcome.
The builder is often better at building than at paperwork and communication. Also there is a great incentive with the tendering system to give a great price for the main work and plan to make it up in extras which the client can't shop around for as easily.
In our case the builder tried to hit is with a load of extras although not 20k worth, but fortunately we had a good architect. The builder hadn't really read the contract but it did have all the processes detailed, but the architect said that doesn't matter we still have to pay for legitimate extra work that would have needed doing anyway eg steel beam, but it would have to be a convincing amount.
The builder had also ignored a lot of the spec and used inferior materials and techniques.
In the end i told the builder we can either go through the architect and work out the reduced value of the work not done to spec, plus the legitimate cost for the extra work, or we can just call it quits.
In the end we only paid the original quote but i quickly realised the extras process is just an excuse to squeeze a bit more money from you. Exactly like when you buy a car and they throw in mats and mud flaps and goodness knows what else. So in your case they are just sounding you out for extra cash and they think you might be worth 20k if they're lucky!!
In the end i just said to the builder

I've no idea what i was planning to write that i said to the builder, but anyway it was thanks very much and here's the original amount, feel free to discuss the extras and if we can convince them then I'll pay. He didn't bother, but he did ask for other random amounts of money on the off chance!

Should be "if we can convince the architect, then we will pay"

@Youhedge. The Op is being charged £20k. A solicitor will be £300+vat an hour so basically three hours work will cost her £1000. She will soon have a lot more to worry about than the builders bill.

The advice in here is very measured and she needs to be strong and sit down with the builder but after writing to him in advance so it is all recorded and being clear. Being reasonable will assist as well should it goes to the county court

@MarieG10 I think you’ll find many will have a brief chat for free and only if it gets complicated with the builder would anywhere near £1k be needed. I agree sit down with the builder but frankly I’d not be paying a bill in fear. I’d speak to a solicitor to ensure I didn’t end up on the wrong side of the law and be able to say ‘having spoken to my solicitor’ is very powerful.

How did the chat with the builder go OP?

Update! So, the builder came over at the weekend. He actually seemed nervous, but was pretty vague and hard to pin down. We said that the invoice for extras was a huge shock to us, and why had invoices not been provided along the way. We went through all the works we had no knowledge of. His main response was to explain how the unagreed works were essential and more expensive than anticipated etc etc. We said we understood, but why were we not consulted? He acknowledged that he should have provide updated invoice when we asked for them, he is behind with paperwork and dyslexic.

We said we would pay the remainder of the original invoice and what we felt was fair re the extra’s. There are some issues with the work which we said we can either live with or fix ourselves, but again this needs to be reflected in cost. He was reluctant to agree to reductions (of course!) but seemed like he might be open to negotiation.

It was not a confrontational meeting but vague and when we tried to pin him down to get an answer he would launch into a story about another client ( in fact he had one story where he said he is owed £15,000 by another client due to extras that were not communicated at the time – so why oh why do it again?!)

We now think we will offer what we think is a full and fair settlement figure, taking into account unauthorised works and mistakes that mean we have been left with outstanding work to do ourselves or will have to live with (island worktop scratch a big one!). If he does not accept this then I think we will have to get into the nitty gritty of each bit of the invoice we dispute and it will be a painful and long process. Any advice welcome!

Thanks again to everyone who took the time to reply, it was really helpful in preparing us for the meeting with him.

I would write RD post and offer X in Guyana final settlement
7 days to accept or offer withdrawn and you will see him in court
Say offer is without preju

Prejudice

Glad the conversation went well OP, and thank you for your post. We want to get some work done and I think I’m a bit naive! Got my fingers crossed you get the outcome you want.

Also @johnd2 don’t suppose you could dm me or share your architects contact details?

Glad it went fairly well OP.