Planning bigger projects & choosing the right builder

The following four stage approach to dealing with bigger building projects will help get you there in one piece, with your relationship and bank balance intact.

• Being clear about the work you want doing
• Deciding on your procurement plan
• Choosing a reputable builder
• Putting the details in writing

It doesn't matter how good your builders are, if you don't know what is you want they won't either!

So sit down and write down exactly what it is you are looking for. Do some simple drawings with basic measurments.

Describe your specification in detail. If you want a certain style of window, describe it clearly, draw it or find a photograph of something similar. If you want a particular bathroom suite or floor tile, say exactly what is you want. You may even want to buy some of the materials yourself and just have your builder install them but it's always worth checking whether they can get a better discount than you.

So be absolutely clear about the design you're looking for and the specification of the fitments you want. That way there's no room for arguments later.

We'll tell you how to get this written down properly in a moment

 By this we mean deciding whether to use a builder who can 'design & build' what you want or whether to employ a professional consultant, such as an architect, to design the works and employ a builder to deliver the professionals design.

For most simple domestic work, including extensions or refurbishments then, provided you know your builder is up to the job, the design & build approach keeps things nice and simple. You've only got one party to deal with so it's clear who is responsible. The builders may well use their own architect to design the works but your sole contract is with the builder.

For bigger or more complex jobs, or where you want a more design-led approach to even relatively minor works, you should consider employing an architect or other design professionals. Follow the guidance we provide and you should be able to find the professionals you want to reflect the look you are seeking.

Selecting the right builder for your work is vital.

It's very easy to get it wrong and become one of those people who have a nightmare experience to share with their friends. By following a few simple steps, it should not be too difficult to find the right builder and get a good job done at the right price and in the right time.

Remember when following these steps to bear in mind the work you are having done and the approach to procurment you are taking. If you are having a major extension then seek referrals from people who have had work done on a similar scale. You might get an excellent reference for builders who have just rebuilt a friends garden wall but are you sure they are up to your major extension?

If you want to follow the 'design & build' approach, check your builder has the experience to manage the drawings as well as the building work. Similarly if you are going down the route of employing an architect then work with them to select your builders - you need builders who can understand architects drawings and deliver exactly what's been designed. In other words work with people who are used to doing the job you want and have a good repuation for delivering the goods

There are a number of excellent trade associations who can provide you with the help and advice you need including The National Federation of Builders and The Federation of Master Builders, both of whom offer builder finding services with appropriate accreditations.

The National Federation of Builders have put together a straightforward nine-step guide to choosing your builder which is featured at the end of this article.

You must make an agreement or contract in writing with your builder, even if they are a friend or a friend of a friend. This should clearly outline the scope of the work, including referring to specific drawings (which should be clearly labelled and signed by both parties so both parties know which ones are referred to), the date of completion, how the site and job will be maged etc, and arrangments for payment.

This has all been made a lot easier by the JCT Contract for Home Owners which is available for just £9.95 from the National Federation of builders, HMSO etc. This simple contract is easy to complete and ensures there is real clarity about the job to be done. You can use it whether you are just working with a builder or whether you have employed an architect. In more complex jobs your architect may recommend a more detailed form of building contract but a comprehensively completed Contract for Home Owners backed up by clear drawings will give you peace of mind for the vast majority of domestic building work.

Don't be tempted to take any short cuts - a good, professional builder will be as keen as you to get everything agreed in detail, if they aren't you have good reason to be wary about using them!

The National Federation of Builders nine-step guide to choosing a builder
(copyright - National Feration of Builders)

Use this handy nine-step guide as the basis for choosing the right builder to work with.
1. Start with referrals - If possible, start by getting a referral from family or friends who have recently had work done. Don’t stop there - follow the rest of these steps even for a builder who was referred.

2. Ask for help from respected trade bodies - Contact your local builders’ association and ask for a list of registered members. The National Federation of Builders has 14 offices around the country - their details are on the back cover of this leaflet. Each one can provide you with a list of registered builders in your area.

3. Obtain estimates - Ask two or three builders for estimates in writing. Ask them to confirm whether there is any planning permission required for the work.

4. Ask for references,... and check them! Ask each builder for two or three references. Contact these people and find out how happy they are with the work, and the builders conduct. If possible go and view some of the work.

5. Does the builder belong to a respected trade body - Ensure the builder belongs to a respected trade organisation as is will have membership standards and requirements. Don’t forget to make a call to ensure membership is current.

In order to belong to the NFB, a builder must go through thorough investigation of his accounts and business dealings, show membership to professional institutions, and supply references from clients, suppliers and a banking institution. No other building Federation in Britain has such stringent acceptance criteria. Our members are among the most experienced and established builders in the country.

6. Agree the work and put it in writing - You should make an agreement or contract in writing with your builder. It should outline the work to be done, date of completion, security and safety, catering and lavatory arrangements, disposal of waste materials, hours of working and so on.

The NFB offers the easy-to-follow JCT contract for home-owners for just £9.95.

7. Insurance - Ask to see the builders public liability insurance certificate. Also, the building work may affect your home & contents insurance - contact your own insurance company.

For added peace of mind, builders who are members of the National Federation of Builders can offer the Benchmark Plan which, for a modest premium, will ensure your building work will be completed and free of defects for up to 10 years. Ask your builder, or contact any one of our offices for a brochure explaining this Plan.

8. Deposits and Payment - Deposits are usually only payable where specific or custom-made materials are required or where the project will take a long time for completion. Otherwise, avoid paying deposits, and agree any payment schedule in writing.

9. Beware the VAT-free ‘deal’ - A VAT-free ‘deal’ means one of two things. Either the builder does not do more than £47,000 worth of business per annum, or alternatively he is avoiding his legal tax liabilities. You need to ask yourself - "Is this builder large enough to be able to complete my work", "Will he be around if any of the work requires repair?", "How can I have a valid contract if there is no proof of payment?"

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