1) To supply a written quotation when submitting a tender for a contract.
2) To comply with all laws, statutory regulations and building regulations.
3) To respect the homeowner’s privacy and take all steps to ensure the security of their home and a safe working environment.
4) To ensure that all work is started and completed on the agreed dates and that any unavoidable changes are clearly communicated to the homeowner.
5) To arrive at the agreed time for appointments with the homeowner and to give advance warning of any unavoidable delays.
6) To ensure that all work is completed to pre-defined specifications and budgets as defined in an agreed contract. All changes must be communicated and agreed with the homeowner prior to proceeding.
7) To ensure that all works are completed to the highest possible standard.
8) To leave all areas clean and tidy at the end of the day, and to remove all rubbish upon completing the contract.
9) To ensure that all colleagues and sub-contractors meet these standards at all times.
This ensures that only the most professional and reliable contractors remain on TheRightBuilder.com directory.
Do I need professional help?
To some degree this depends on the size of the job, unless the work is of a very minor nature some statutory approvals such as planning or building regulation approval will be required. You can then begin to assess the need to appoint a professional such as an architect or surveyor to carry out design or if you are going to direct a builder.
Your mortgage and insurer should also be advised of the work. You should inform neighbours and you must be sure of your land boundaries, and rights of way particularly close to boundaries and if any rights of light from neighbouring properties have been acquired. Your builder cannot help here and if this is found out after the agreement is signed and work is prevented you could be liable for delay costs. If in any doubt seek professional advice, it could be cost effective.
Obtain good background information on the contractor.
If you are choosing a builder ask for their annual turnover figure, as a general guide the turnover should be at least four to five times the budgeted figure for your work. Ask for current references, certainly not older than six months. If possible obtain a reference from a professional who will be able to give a more objective opinion. You should visit at least one of their sites in construction. Even if you just drive past you will be able to get an idea of the organisation.
How to get a good estimate/quotation
You should obtain estimates for the work. It does not matter what the response is called, a tender, a quotation or an estimate they have equal standing as a contract sum on signing an agreement, but be aware of any qualifications. It is important to ensure that each contractor prices on full and equal information and if possible returns on the same date. Try and keep this part as formal and professional as possible.
Some tips in obtaining a quotation
1) Do not waste the contractor’s time in obtaining prices for works you have no real intention in following up immediately.
2) Seeking five prices would be excessive for a minor extension, three would be reasonable.
3) Do not use contractor’s information to obtain other prices.
4) Do not enter into a Dutch auction i.e. using one price to drive another down.
5) You are under no obligation to accept any price submitted, but you must give consideration to every price properly submitted. If you have asked for a tender and it does no arrive, do not forgot to chase it up, it could be the best and just lost in the post.
6) Be sure to include all the conditions that will be required during the execution of works such as:
- The parties to the contract
- The information the pricing has been based on and who will be responsible for obtaining any further information
- Working hours and access limits
- Any special agreement conditions
- Start and completion dates
- Payment, method and frequency
- Damages for non-completion (which must be a genuine pre-estimate of any actual losses you may incur through late completion)
- Insurance requirements
- Use of any facilities such as toilets on site
- It is a very good idea to use one of the standard forms of contract such as the JCT Building Contractors for a home owner/occupier or for a larger jobs the JCT Agreement for Minor Building Works-search for a printable version on the internet.
7) The general rule is that if you leave anything to the contractor to decide, it may end up the way you do not want it to.
8) If you are unsure ask the contractors for a list of exclusions.
9) After the price has been submitted your bargaining power is weakened and after the work commences on site it is probably lost altogether.
10) The majority of construction disputes stem from poor information and there are usually two sides to the story.
11) Although you should include all information known to you, you are not an expert and will not be judged as having special knowledge. Make it apparent in writing the tender information that you are relying on the contractor pricing a comprehensive package to carry out and complete the works to all recognised standards.
Cheap is not always good
Price ranges from top to bottom, should not be in excess of 10-15%maximum. Be suspicious of one very low price.
Always try to write back to contractors thanking them for their efforts, it will also be helpful to let them know what the lowest price was. However do not get drawn into any offers of reduction, as the contractor may be tempted to look for ways of getting back the shortfall through claims of missing information.
On site
Ensure that you have entered into a contract of settled terms.
Ask the contractor for a programme, a health and safety proposal and, method statements on any significant parts of the work such as demolition and excavation.
Notify your home insurance provider and obtain a copy of the contractor’s insurance details to forward to your insurer so that there are no loopholes.
Ask for evidence that the contractor has notified all statutory requirements, such as building regulations.
The best advice is to create what solicitors and lawyers call the paper trail. Record everything. Buy a duplicate book and write instructions/comments on site at meetings or any conversations with the builder.
The contractor probably has many successful years of trading, which means that there should be no problems with the majority of jobs. However, if you are unhappy ask immediately. Do not speak to the tradesmen on site, speak to the foreman or manager.
The definition of quality that the builder will follow, in the absence of other directions at tender stage, is the meeting of reasonable standards in the industry for similar cost work in similar circumstances. It may not be as good as you had expected or indeed could achieve yourself, but it does not necessarily mean that it is incorrect or unacceptable.
Professional judgement may be needed to confirm real problems, but raise any concern you have, if you are not happy then this in itself is cause for concern and should be addressed.
Also the amount of work that a tradesman may produce in one day may not be as much as you could achieve, the tradesman is at work and not motivated in the same way.
Inspect the work daily but do not appear to be excessively checking or looking for problems. If you are happy say so, the tradesman are normal people with feelings! Work should appear neat, straight and right first time without the need for filler and making good. The site and tools should be clean and tidy. A stack of materials deteriorating in mud is a bad sign. Set out the rules up front, if you let them use your toilets you can expect them to clean up after use. In general if you explain the rules up front it is much easier.
When should I pay installments
If your project is over one month it is reasonable and probably desirable to make interim payments. You may get a better price, but this must be agreed at tender stage. You could ask for stage payment intervals such as:
- Foundations drainage and ground slab
- Brickwork to roof and windows
- Roof complete and services in
- Finishes and completion
It is reasonable to hold back retention money if agreed at tender time, 5% of each stage is normal. Be sure to agree a formula for what happens if work is completed out of the expected sequence.
You can ask the contractor for a cash flow projection and if possible get it professionally verified. Hold the contractor to the agreed programme and politely chase. Record progress photographically and if there is any time dispute include day’s newspaper in the foreground.
In General
• Do not lend or borrow tools or ladders
• Be certain who is responsible for locking up
May sure that any warranties for major appliances are in your name.
Completion of work
Upon completion compile a list (in your duplicate book, during an inspection with your builder) of any points that you are not satisfied with. Agree a date for completion and even hold back a reasonable sum pending completion.
The completion should include removal of all materials; builders often leave some behind. Ask for final certificates of inspection from building inspector.
If a dispute arises
If a dispute does arise do not become involved in any heated exchange, stay calm or walk away. Put the point in writing and seek professional advice or contact the builder’s trade association early if the matter does not appear immediate. A polite letter of concern to the managing director may be the best line if the matter cannot be resolved at the first line of contact.
Beware of strange requests
Beware of any contractor who offers to do the job cheaper for cash! It may seem like a tempting offer-a cheap job- but stop to consider what you are doing. If you are offered the job cheaper for cash, the contractor is probably trying to avoid the VAT, this means he should have no official record of the job, and will be therefore reluctant to offer a guarantee or enter into a contract. This also shows the contractor is prepared to cut corners – will they cut corners throughout the job? A good trades professional will not offer to complete the job cheaper for cash, and will always provide you with a written receipt for any money you pay them – if they are VAT registered, ensure the VAT amounts is also identified.
Beware of requests for large deposit payments – demands for large deposits should really make the alarm bells ring. There are for too many examples of homeowners paying large deposits and the contractor disappears or goes out of business. Always question the need to pay for a deposit up front – ask what it is for. All good Trades Professionals will have credit accounts with their suppliers, so to suggest that the deposit is for materials, can often be false. If they say they need it to ensure the job goes ahead, you can state that you would rather sign a contract instead to show your commitment. In certain circumstances it may be justified to pay deposit (if a special item needs purchasing from a specified supplier) keep the amount as low as possible, 10% of the contract price is usually acceptable.
Trade Organisations
A Trade Organisation logo doesn't guarantee a good Trade Professional – there are many Trade Organisations and pseudo organisations that state their members being of a certain standard. While some of these do have credibility, many others do not!
Workmanship guarantees
Check that the Trade Professionals offers guarantee – if Trade Professionals are confident about the quality of their work – there should be no problem in offering a guarantee to cover it. Before you choose your contractor – ask them to explain their guarantee and request that you have a written copy of it before the work starts. Not all Trades Professionals will have a standard guarantee document, and so they may have to prepare this for you.
You should also demand that the Guarantee is insurance backed. No business can state that they will be around in years to come to honour your guarantee – by insisting on an insurance backed guarantee you will benefit from an insurance company paying for any work under the guarantee if the Trades Professional ceases to trade.