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Choosing the Right Contractor
Preparation - The Importance of a Specification
Choosing the right contractor to undertake our home improvement work is a decision we cannot take lightly. A poorly completed job can leave a legacy that may compromise your future ability to sell your property. On the other hand, a well-designed and executed scheme will provide you with satisfaction and confidence that when it comes to finally selling, your home will have the competitive edge over similar properties. Getting the contractor at the right price is key and in this article, we will attempt to help guide you through the process of choosing the right contractor.
Inviting Quotes:
The golden rule is always "shop around" and get at least 3 quotes or estimates from contractors (regardless of the size of the job). In order to be able to invite quotes, we need to offer those quoting for the job, an equal chance of success by providing material that is comprehensive and easy to understand. Within the profession this is often referred to as the specification or "spec" and comprises detailed plans showing both the before and after together with a list of the operations necessary for this job to be carried out. For this purpose, I would urge you to contact an architectural practitioner to do this and I therefore point you toward those preferred partners featured on the website.
Comparing Quotes:
Once we are satisfied that the information is complete, these documents are then ready to be sent out to three (or more) contractors who are invited to submit a fixed price for the work, together with evidence of their bona fide business status and possession of suitable insurance cover. You and your chosen architectural practitioner have then to decide which tender is most promising. Please recognise that this does not necessarily mean choosing the lowest price. Factors such as a builder's track record and their reputation for quality and reliability should not be ignored.
The importance of the specification should not be underestimated. If we simply asked three builders' to quote for a job riddled with unknowns, it is highly likely we will end up with three wildly different quotes. Take a simple improvement such as the addition of a conservatory for example; one builder may envisage that it will be built using dwarf walls with a suitable concrete foundation, while another builder may be thinking of building with glass panels straight on top of the existing patio slab. This example highlights some of the variables that can influence the quotation. Please remember that even if you are satisfied with the quotation offered, please ensure that the work proposed by the builder is presented to you in a written form and includes the 6 points we refer to at the end of the article.
Costs and Appropriateness of Materials:
Whilst the experience and reputation of the builder is important, a critical factor that affects the job is the cost and quality of materials used. Take the example of a brick that can vary in price from around £150 to over £400 per thousand bricks, depending upon type, quality and appearance. Construction work should where possible use materials that lends themselves to the existing building. If you live in a Victorian property, it may be necessary to source reclaimed bricks that will come at a financial premium when compared to "common" bricks. On the other hand, an extension may offer the opportunity to stamp your own personality on your home and you may prefer to go for a contemporary design using a mix of both contemporary and modern materials. Most planning authorities wouldn't have an issue with this approach if you can demonstrate why in your opinion a more modern design approach should be adopted.
The 6 Point Checklist to Estimates:
Your specification must be comprehensive and easy to understand. Contractors should:
- Provide details of their qualifications and proof of insurance
- Fees for permits, building control and utilities be included
- Allowance should be made for demolition, clean-up and debris removal
- Allowance for site work, including levelling, tree removal and landscaping
- Allowance for project construction (including itemised costs and allowances for all work and materials and a statement of who pays for telephone calls, water and electricity used)
- Allowance for finish and decoration work (also itemised as above) and importantly, a contingency for unforeseen works.
The key to a successful project is preparation. At the end of the day, it is your project, your home and your money that will make it happen. As bitter experience has taught us, cheap is not always best!
This is part three of our four part Guide to Making your Project a Reality.
Living with Contractors: Our Guide to Coping with Building Work
I have been through it on more than one occasion and for me, it ranks highly on my stress-generating list. No matter how efficient the builders are and how much care is taken, construction can be a noisy and dust generating affair. From experience I know that in the good old days when the economy was booming, it was as rare as hens teeth to get your hands on a "reputable" builder and you were grateful that they could fit you into their schedule. Whilst this may be so, do not let them rule the roost; remember you are the client and they are working for you! You need to set out ground rules and I hope the following can help inform the agreement between you and your builder.
If you or your family members are usually at home during the day, why not think about living elsewhere or better still, going on holiday for a few days? Quite often this will not prove possible for various reasons so a certain level of inconvenience will have to be endured I am afraid. If this is the case, please bring it to the attention of the builder before work commences and try and ensure (an obvious point I know) that inconvenience is kept to a minimum.
Noise
Before work begins on site, make sure you establish with the builders what their working hours are. During the summer months (hehe), most builders like to be on site early and again, this may not be of convenience to your or indeed your neighbours. Therefore, I suggest you agree at the outset what the expected working hours will be and outside of these, the builder will have to seek your permission to extend those hours.
Similarly, builders like to listen to a radio when they work. Whilst you may not have any control over them listening to Classic FM, if this disturbs you or your neighbours (particularly if you are working from home) ask them for the volume to be kept low.
Dust
Where would you be without good old dust? No matter how big or small the job, it is likely that dust will be generated particularly if it involves disturbing the existing structure to your property. Whilst this is inevitable, the builders should take reasonable care and precautions by sealing off the area of work. The most effective way of doing this is by taping polythene sheets over doors and windows. If the builders do take this course of action, please be aware that the tape used to hold the sheets in place will in all probability result in existing painted surfaces being damaged and require redecoration when they are removed. Please recognise this and discuss this with your builder before work commences and agree what course of action will be taken to remedy this.
I suggest that where possible, you remove carpets and floor coverings or at the very least, they are covered in dust sheets. No matter how careful, dust will always be generated. Recently, I had work carried out which involved the creation of a new door opening and the sealing off of an existing one. I can hand on heart say that it was the first time in my life that I vacuumed twice a day for nearly 2 weeks. One tip I suggest is that water is sprinkled on concrete and timber floors before sweeping up.
Avoiding Obstruction
Yes, you may be grateful that the builder has finally arrived, but don't let them rule the roost. It is your home after all. Convenience for them does not necessarily mean convenience for you and can often be the case when it comes to on-site storage of materials. Whilst this is inevitable, ask the builder that safe and unobstructed access to your home is maintained whenever possible. This extends to their vans also. Disputes with neighbours can sometimes result form builders' vehicles blocking driveways or taking parking spaces in city streets. Where parking is of a premium, it may be that you will have to sacrifice your parking space in order to keep the peace.
Again, new build cannot happen without materials and these will by definition have to be delivered to site. As a matter of courtesy to all, please let your neighbours know when a delivery is to take place and ask neighbours if they can allow access.
Utilities
Unless the project is of a size that will warrant a portaloo, be prepared to have your bathroom visited by alien creatures. Whilst this cannot be avoided, make sure that walkways are properly protected from dirty footwear.
In this day of mobile phones, it is unlikely that the builder will need to use your telephone. However, it is worth pointing out that the phone can be used but not to track down football results or to wish Aunt Nellie in Australia a Happy Birthday.
The act of construction requires water and lots of it. Therefore, the builders will need regular access to water. If you haven't already, I suggest you have an outside tap fitted, not only to service the project but you will also find it invaluable when you are working outside in the future.
As the old adage goes Before Gain there is Pain. Your home will go through a metamorphism. Through the early stages when dust is everywhere and your home looks like a herd of wildebeest have taken up residence, you may question why did I ever bother. However, once the project has been completed, the nightmares of fruitless dust battles will be replaced by a sense of satisfaction... Yes it was worth it in the end!
Please Remember:-
- It is your home and the builder is working for you.
- Construction is a dirty job and the creation of dust is inevitable.
- Agree working hours.
- Agree where materials should be stored on-site.
- Make your neighbours aware that you will be having worked undertaken to your property.
- Agree which toilet (if you are lucky to have more than one) can be used by the builder.
- Agree if your phone can be used.
- Treat yourself to a celebration dinner out when the work is complete! You will have deserved it.
This is part two of our four part Guide to Making your Project a Reality.
Getting Started - Our 4 Step Guide to Making your Project a Reality
There is no doubt that having an extension or alteration carried out to your property can be a daunting prospect. We at Orchard Planning Solutions recognise that for many, this may be the first time that you have ever contemplated undertaking any kind of improvement project. In a series of articles, we will be raising awareness of the pitfalls to avoid, the regulations required and the best ways (in our opinion) to manage the project.
Setting Out Your Objectives
Before starting on any kind of building work, you need to know exactly what your objectives are, the resources you have available to you and how you are going to achieve those objectives. You also need to consider whether or not your ideas are practical and achievable within your timescales. Do remember that the planning of any improvement work, whether large or small scale, takes time and patience.
Setting Out Your Budget
Once you are satisfied that your ideas are realistic, you need to decide on your budget and check you have the financial resources to carry them out. It is important to recognise that any decisions that you make in the planning stage of any work can have cost implications later on. These needn't be to your disadvantage.
Setting out the Technical Aspects
If you have little or no knowledge about the technical aspects related to your project or the logistical problems that building work involves, we recommend that you seek specialist advice by visiting:- Who Can Help.
While builders and contractors will have had the experience in carrying out the work, it is important that you satisfy yourself in the first place as to whether structural calculations and drawing are required.
Whilst the appointment of specialist will come at as an expense, as experience has often shown it is money well spent in the long term. In addition, the specialists will know what will be required in order to obtain planning permission and building regulation approval.
Minimise the Initial Cost
Help yourself save money by putting together as much information as possible. This will cut down on the amount of time the specialists would normally spend in extracting ideas from you, and this is where speaking to other people who have had similar work undertaken may help.
For example as the old adage goes; “a picture paints a thousand words”. Basic sketches can help avoid misunderstandings and will help to avoid redrawing plans and incurring costs for abortive work. You may for example like an idea you have seen in a magazine or have photographs; please use them to inform the conceptual meeting you have with your specialist.
In our next article in this series, we will be looking at how to contact contractors and obtaining and agreeing quotes.
