Written contract for builders - good idea?

babyangel10

Hi there,

Ok, plans are in, quotes received and building firm instructed to start work on my 2 storey extension, when approval comes in (if it does )

I have had a fully itemised quote from the firm and just wondered if it is the 'done' thing to also have some sort of written contract drawn up so as each party knows where they stand? They have assured me that their quote is the top whack I'll pay and no more, but that was only spoken to me - not written. They do seem a nice bunch of guys, but when I'm gonna be parting with over 30K then I want to make sure I don't get stung eh?!

If so, what is the best way to go about it please?

Any advice much welcomed!

leehal

You are entering a potential minefield !

I am a Quantity Surveyor by trade and work on multi-million pound schemes, we have very detailed contracts running to volumes in some cases - there can still be disputes that can only be settled by arbitration.

In my opinion you are better off speaking to previous clients of the builder you choose, try to hunt out some of the people who he doesn't provide you with the names of, they are more likely to have had problems.

MRSTITTLEMOUSE

I agree with Leehal,we had an estimate and was assured we wouldnt pay any more and that a little extra was included in the cost to ensure all costs would be covered,however when the job was finished we were told we had to pay an extra almost 10%.The thing is the last week of the project the uptil then very friendly builders started to moan about how they had not estimated this and how they had forgotton that in the original estimate.They were like different people.I very stupidly paid up, wish I hadnt now but I did feel rather intimidated in a way also not knowing much about building work I couldnt realy argue.So be careful.

dukesy_2

and I am using this
http://www.findabuilder.co.uk/why/DPDFMergerNETv303/merge/contracts_PDF.aspx

It IS a bit wordy, but at least it is all covered...

BTW : What is the floor size of your extension ?

babyangel10

Thanks for the replies so far, the floor size Dukesy, is 8.949m long x 2.490m wide on each level (Haven't a clue what that means in Sq Metres - OH deals with anything to do with sizes!)

dukesy_2

Thanks

Mine is about 8m x 4m, so 32 sq M

Yours is 9*2.5 = 22.5 sq M

I wass just trying to get an idea of building costs (we have ojnly just finished plans, quotes are NEXT week !!)

babyangel10

Ah so that's how you work it out! Maths was never my strong point at school

Well, mine came in at £30,250 and that is to include everything apart from decorating, tiling and flooring, cos I will do all that myself.

That contract looks pretty impressive too! Wonder how useful it is in arbitration if necessary! Going to need a stiff drink before I sit down and read through it though

Let us know what your quotes come in at if you don't mind - will be interesting to see how they compare!

I read somewhere that it's cheaper the further north you live too - so me being slap bang in the middle of England should hopefully be about mid range price?!

What about you - what part do you live in?

dukesy_2

Im in Nottingham

I am expecting quotes between 35K - 50K dependent on specification.

I have also been advised to allow £5K for "contingencies"... and another £5K for fees.

I think that contract is PERFECT, and its available for free.!!

I am also going to ensure that I use a FMB approved builder, as for a small fee extra, the building work is guaranteed for 10 years, and INSURANCE backed (so if the builder goes bust or can/wont fix it, the insureras will)

I used to work in construction, and I fully understand the value of it ! (seen SO many builders go bust leavig worthless warrantys in their wake! )

Avoriaz

£30,000 is about £1,350 per sq. meter or about £135 per sq foot which sounds reasonable, though building prices vary enormously.

A “fully itemised quote” is very good, far better than an “estimate” which is what some builders try and get away with.

I have had two extensions built on the basis of “fully itemised quotes” so any changes or disputes were fairly easy to deal with.

I’m nor sure that a contract at this stage will make much difference but I don’t suppose it will do any harm either. You may struggle to get the builder to sign it if he is not used to them. Your instincts and references should be a good guide to his reliability and trustworthiness. A good builder will want to maintain and keep a good reputation. Most builders are OK but there are a lot of cowboy firms around so I do hope you have followed up references.

Good luck and stand your ground firmly (no pun intended ) on any problems or disputes.

babyangel10

Thanks for the advice again :beer:

I must say that it wasn't the cheapest quote I had - although the other was 'only' £1,500 cheaper, but the guy at the dearer firm said that when they start the work, they stay there until it's done, i.e they are there for the full 5 days a week or whatever - they don't just turn up for 3 days then go to a different job for 2 days then come back after the weekend etc, which sounded preferable to me. That is what the cheaper guy would be doing - therefore possibly 'biting off more than he could chew'. The dearer firm seemed really knowledgable too, and spent a good 45 mins at my house answering everything I needed to know.

They fetched my plans on the Saturday and the quote came through the door on the Tuesday, which was pretty impressive IMO. Either that or they are desperate for work?!

Definitely going to ask for references and addresses of happy customers though (Don't think they'll volunteer any unhappy ones somehow!)

Nottingham, eh Dukesy? The Opposition!

Tom_Jones

Everytime I take on new work I have a full contract listing what will be done, any extras that the client asks for will also be put in writing before any work is started. Just a point judging by the timescale you describe it does seem that they are short of work, which should sound alarm bells if I was in your position, I'm currently looking for work to fill an August schedule.