Advice re builder tenders

FiscalFanny

We are planning a large 2 storey extension covering 90sq m.

A few questions I have:

Will builders quote (outline cost even if not really detailed) based on pre-application advice being received (we have had a positive to our scheme following a refusal but are now in the 8 week wait period for full planning permission)?

We want to get ahead choosing builders, getting references, so that upon receipt of planning permission we can get the ones we choose booked as we are aware we may have to wait for good builders.

Do builders need the building regs drawings or can they (accurately) quote from the ones submitted for PP? I ask this as a rhetoric question really, as I suspect I know the answer, but would be interested in your views.

Fanny

fluffymuffy

Builders need accurate information to give an accurate quotation. You might get an estimate off planning drawings - but you're wide open to the price rocketting. You need the construction drawings, with full plans approval from Building Control, to get the most accurate quote. Also, one builder might give an honest estimate that's far higher than a crook who just wants to sign you up.

southcoastrgi

some builders will & some won't & some will just say wait until you have got the go ahead (or they will be wasting their time if permission isn't given), even if you find the right builder ready to go when & if you get PP do you really want to start a job like that just in front of xmas ?

FiscalFanny

Thanks guys.

I've had two builders that have replied to my job post on Rated People and made appointments to come round.

They have both said they are happy to supply quotes that we can start from. I appreciate these are ball park but that is good enough for me for now. One builder today made very helpful suggestions that could change the information I put in a proper detailed tender document.

What I wanted more than anything is to start the process of finding which builders speak my language (metaphorically I mean), that I feel I could work with, question them and see what I think of their replies plus see how they react when I ask for references, whether I can do a site visit, their insurances held, their safety policy etc.

Second one tomorrow.

Oh and as for Xmas - would be delighted to get out of entertaining/going places by saying we have the builders in! :rotfl:

Fanny

MX5huggy

Check out their vans if they are clean and tidy there is half a chance they will leave your site tidy. This is a Kevin McCould tip.

tlh858

Another thing to look for - if their van has a personalised registration, its fairly certain you will be overcharged.

southcoastrgi

make sure they allow enough for the changes to the heating system as most builders haven't got a clue about that & it will add up

Hintza

Do as much research as you can, on the company, on the directors and get references do not skimp and think he is a nice guy. You are about to enter shark infested waters.

teneighty

I would suggest you are in danger of putting the cart ahead of the horse.

Why would you want to "book" the builder as soon as you had received planning permission when presumably you would not have received and accepted the quotation/tender?

Also comments such as getting your builders from internet sites such as Rated People and looking for builders who "speak your language" ring alarm bells for me. Using Hintza'a analogy, the sharks have the whitest smiles and are the most charming and persuasive. The best builders I have ever worked with whilst being pleasant and true craftsmen were far from being smooth talking salesmen and always drove a beat up dirty old van or pick-up. They usually had a very nice car at home though.

By far the best way to find the good builders is personal recommendation. Ask everyone who you can think of, family, friends, work colleagues, neighbours, but still go through the usual vetting process. I've had some near misses and been burnt a few times from dodgy builders who came with glowing recommendations from people I thought I could trust.

Secondly, the quality of the quotes you receive will depend on the quality of the information you give to the builders to price. A good detailed drawing with all the construction details and materials specified will be much easier for the builder to price and remove any risk of misunderstandings, wrong assumptions, guesstimates etc. A simple planning drawing will leave huge gaps that the builder will have to make assumptions to fill and will leave you wide open for multiple claims for extra work, materials being used that you may not want, construction that may not comply with building regulations and time over runs.

I strongly believe that a bit more time and money spent in the pre-tender stage will save far more time and money in the construction stage.

Good Luck

southcoastrgi

+1 on the above