Well I have 2 builders who wantto tender for the work - do I need 2 more?

[KatyMac]

Do I have to have 3 or 4?

Can I just use 2?

How do I find a commercial builder - I am struggling

You can have as many as you want but three is the ideal number as it should point out any inconsistencies (ie, if two of them are quite close on price, it is an indication that that is the true price rather than the one that is well below - will end up charging lots of extras - or well above - doesn't really want job).

I don't know what you mean by a commercial builder.

Well it's a commercial project - I'm building a nursery

More than 2 - that way you can usually spot the ones that are unusually high (or low) and at least ask why.

Do you have an architect helping with the plans? If so, he would be able to help with recommendations for builders. Infact, if you look at your arrangements with him, managing the tender process might be part of his job as might managing the contract with the builders (ie making sure that they follow the spec).

Do you have a detailed spec for them to tender to?

Depends on size of nursery but, unless you are planning some sort of out-of-town kiddie warehouse, normal, run-of-the-mill builder should be adequate.

Agree with GooseyLoosey that architect/surveyor will be able to help if you can only find two - I'm sure that the safety requirements for nursery are extremely stringent so it might be best to have someone in supervisory role unless you are very experienced at this sort of thing.

I have an architect, I have 2 inches of tender docs, I need a project manager (& that is why in someway I am looking at commercial builders)

I am converting a modern agricultural barn into a day care nursery

The project manager should be separate from the building company - ask whoever drew up the tender docs to pm for you (if you think he/she is up to it). They should also have enough experience to get you more than two builders who are willing to tender and they should be able to explain the merits of the various tenders that come through.

He can't - he is too far away

Well, ask for him/her recommendations of firms of surveyors/proj mans who do live in the area and then contact them. Presumably s/he knows the area a bit or wouldn't have taken on this job.

He is really out of area - he only did it because he was sorry for me as I had been turned down by 13 other architects

OK, so the architect can't help but you should be able to get a surveyor to project manage and help with tendering. Try RICS - which chartered surveyors have to belong to - if you are happy that the architect's plans are workable then a surveyor should be able to take over from this point.

Where are you?

East Norfolk

Well I got a third builder.....but he pulled out as it's too big a job for him

I am glad he was honest but a bit sad