Builders | Choosing a Builder, Quotes and Contracts

Choosing a builder to carry out your home improvements could be the most important decision that you make: the wrong one could mean the beginning of a long, stressful and costly journey. It is important to do your research, be informed and set down in writing the work that will be carried out.

Finding a reputable builder

It is important to find a trustworthy builder to carry out the work that you need doing. Avoid cowboy builders; although lower prices might be tempting the corners that they cut will be more costly for you in the long run. Firstly ask your friends and family for builders that they have used and been happy with. Failing that you could look at lists of registered builders in your area supplied by respected trade bodies such as the National Federation of Builders. The Federation of Master Builders (FMB) also carries a list of reputable tradesmen and builders; it is important that any contractor you are thinking of hiring is on this list. Dealing with an established firm is a good way of minimising the chance of running into problems. Make sure that you do your research, that you have their full office address, telephone number and headed paper. Ideally speak to previous customers and get references to find out the quality of their work.

Getting quotes from your builder

The best thing that you can do is obtain as many quotes as possible from different contractors. This will ensure that you get the cheapest possible price. Be clear about what you want and make sure that the builder understands the job at hand. Once you have obtained a quote that you are happy with make sure that building supplies and VAT are included: if excluded a quote could look cheaper but in reality be a lot more expensive. It is also a good idea to make sure the quote is broken down into labour and material costs.

Drawing up a contract with your builder

Drawing up a proper contract with your builder helps put in writing the agreement that you have made; this is essential in case things go wrong and doesn’t have to take a long time. A contract should include the quote given and an agreed timetable and completion date; although there will be some flexibility within this date (for example a builder can’t be blamed for bad weather that slows building work) having a completion date makes sure there is a target to work towards. A contract can also specify the quality of the work that you are expecting and help to clear any grey areas. For example, who is responsible for cleaning up at the end of each day? What are the catering and toilet arrangements? Who will dispose of waste materials? It is dangerous to assume on these areas, setting them down in a contract beforehand helps eliminate confusion and allows everyone to know what their responsibilities are.

Paying your builder

Before work begins you should also agree with your builder how and when you will be paying for materials and work (this can also be written into the contract). Most builders have a credit-system with local building suppliers so there shouldn’t be any need for you to pay up-front, however if you do, make sure you only pay a deposit on the first stage of work. Hold back at least 10% of payment until work is completed and only pay outstanding fees when you are completely satisfied with the quality of the building work.

Insurance and outlining responsibilities with your contractor

Your builder should have insurance; this will cover them if something goes wrong with the work itself or if an accident occurs on site. Make sure you see a copy of the builder’s public liability insurance certificate and ask for an insurance-backed warranty for the work done; this means if the work isn’t done to a high enough standard your builder is responsible for correcting it. You should also outline before hand the responsibilities that you will take on and the responsibilities your builder has, for example who is responsible for ensuring that the work passes building regulations and who will pay for work that needs to be re-done if these standards aren’t met?

What to do if something goes wrong during building work

Unfortunately, as much as you can prepare sometimes communication between you and your builder could break down during a job. A contract will help protect you from this possibility; by preparing for as many eventualities as possible your rights and responsibilities will already be outlined. If you are unhappy with the work being carried out it is important to speak to your builder directly in person as soon as possible, if the situation is still unresolved produce a written complaint and keep a record for yourself. If the situation does not change you should then get legal advice from a solicitor or the citizens advice bureau or contact trading standards, building control or the trade association.