Questions to ask a builder

[AddictedtoCrunchies]

I'm FINALLY ready to start with my kitchen extension and have the builder meeting in a couple of weeks. We spoke a few months ago and I explained roughly what I wanted and he gave me a rough price.

I'm now clear on the size I want and where the doors will go etc. I've also decided to have an unused chimney stack removed and a new steel put in to replace the existing lintel (plan A was to just take the back door and window out and leave wide nibs, now I want to take as much of the wall as possible to avoid it looking like two rooms.) So he's coming round to chat and measure up and give me a proper estimate.

I'm confident I know what I want but w hat do I need to watch out for? And what questions must I ask the builder?

Thanks for any tips.

If you have not already done so, I would consider asking the builder to let you see one or two other similar projects he has already completed, and to speak with the client involved.

If he is proud of his work then he should be happy to do that. And if he is any good, then he should have at least a couple of happy clients to whom he can introduce you.

Do you have
drawings
building regs
a structural engineer

Ensure you get several out to quote.

Do you want them to design, build and fit, or just part of it? Which parts do they do and do you need to source other trades? Who’s managing building regs? Do you need any permissions before starting?

Thank you. To answer some questions,

I don't have plans as the work is within permitted development. I don't need planning permission.. I have a drawing which has gone to the council. They've given me the details of the structural engineer. Building control forms have gone in and I'm waiting for them to confirm the fee. I'm happy (and would prefer) to deal with that.

I'm planning it in two stages: build the extension and leave the existing kitchen then I will get the kitchen sorted. I need to make sure I manage my budget well. I also want to make sure the space is what I think it'll be before I decide on the kitchen.

Builder has plasterer, electrician, plumber and carpenter. Existing kitchen area will get new 1st fix sockets etc and then will be finished off when kitchen gets done. I know where they're needed.

I've seen photos and videos of previous work. Saw several builders late last year and this was the one I decided on. Was just waiting for finances to be in place.

What their pay schedule is and how any extra costs are decided and communicated.

Depending on what kind of house you live in, how do they usually approach neighbourly relations?

Ask them about local skip regulations etc to check they know what they're talking about

Do they recommend and deal with suppliers (windows, doors etc) or are you supposed to do that?

How precise do they like the plan and costings?

You still need plans and drawings even if you don’t need planning
How will the builder know what you want
or is the builder doing the drawings
ie size, ht, location of windows and doors
foundation details
window junction details
roof design
insulation calcs
etc etc
All needed for building regs aswell

Or is the builder supplying these and making those decisions

Of note
If you have neighbours close by do you need party wall awards
for chimney and foundations

@Poppingbythank you. Added to my list.

Skip will go on my drive and I plan to warn the neighbours. Will check re payments.

@WhatsAWeekendthat's a question for him which I've put on my list. I do have some plans from the i was going bigger which he has seen.

And party wall awards ?
builders aren’t responsible for that

Are you going to be living in the house for the duration? How do they manage that?

Ask the builder for the business name and bank details, the VAT registration number, and if it is a Limited Company, their company registration number.

Then go and check those details. Ltd companies records are on Companies House and you can check their accounts for free, which will help you decide whether they are a legitimate business.

It is also helpful to find out whether they have a council waste disposal licence, and details of their professional indemnity and public liability insurance.

Then once you have agreed exactly what work they will be carrying out, ask them for a detailed quote. Also ask them for a payment schedule; and if they want most of the money up front, find another builder.

Thank you