Finding a builder

kasworld

Hi all,


I am in the process of planning a single storey extension this year and I am currently getting quotes from architects to draw up some plans. Once I have the drawings done I will be faced with the task of finding a builder.


I don't know anyone who has recently done an extension so I am unable to ask for recommendations through this method so just wanted to know what you guys recommend as the best way to find the right builder for the job.


Also, is it best to find a VAT registered builder or not?


Thanks in advance

teneighty

No doubt others will be along soon but I just wanted to say something about choosing the "architect"

It is just as important as choosing a good builder. Most designers who draw plans for extensions are not actually "architects" but "architectural designers".

Just like builders they come in all shapes and sizes, vary in price and competence.

They range from people who draw plans in the evenings on their dining room table and probably have a day job in construction to professional designers with many years of experience who are members of professional institutions and have indemnity insurance to cover the client if they make a mistake.

It is up to you who you use and how much you trust them and how much you pay (allow £750 to £1000 for a simple single storey extension for building regulations plans). Get a good one and they should provide you good advice and detailed construction drawings that will make the build simple and relatively trouble free. They should also be able to recommend good local builders.

Get a bad one and they are just as bad as any cowboy builder, the advice you get may well be incorrect, the drawings showing limited detail which create more problems and added expense during the build and as illustrated in a thread here today could be in cahoots with a cowboy builder to add to your problems.

As with builders, personal recommendation from a reliable person is always best. Get detailed fee quotes from the designer that details exactly what their service will include. Take up references. If in doubt go for someone with a professional qualification who will be regulated by a professional institution and has professional indemnity insurance of at least £250,000.

Finally, never choose a designer or builder based on fee generating third party websites. Good builders and designers do not need to pay third party websites for customer introductions they will have more than enough work coming from recommendations from all their happy customers.

Good luck

kasworld

Thanks for the advice.

I received the first quote back from one of the architects. He came across quite efficient and knowledgeable and has done the drawings for a extension nearby that we like which is how we found him. He quoted me with the following:


"For this single rear extension I would request a fee of £850 per stage.

1. Preparation of drawings and submission of the Planning Application.

2. Preparation of drawings and submission of Building Regulations Application
3. Preparation of construction drawings, specification and additional information in order to get competitive prices from building firms.
4. Inspection of the work up to completion and administrating a contract if one is in place."


Does this quote seem reasonable for the London region and would I need stages 3 and 4 or would a builder be able to give me quotes and build off the Planning Application/ Building Regulation drawings? If not then I guess I would need stages 1, 2, 3?

LandyAndy

That sounds very reasonable to me. I don't know the overall cost of your project but that would be less than I paid on a project with a contract sum of £50,000. My architect's fees were a percentage of the contract sum.

I had a single storey extension built two years ago.

I started with the architect. I asked him to recommend a number of builders who he had worked with and would be happy to work with again. He provided a number of suggestions and also drew up a detailed specification for them to quote against. I had meetings with them and made my decision based on price and my feeling for them. That approach worked well for me. we used a 'minor works' contract. The job was done well and efficiently and I am pleased with the outcome.

Once work starts do take an active, daily interest in what is being done.

Clive_Woody

To check is that £850 (+ vat) x 4 = £3400 (+ vat)

Does this include any fees for engineering calculations (roof structure, foundations, etc) and local authority fees?

It's more than we paid our architect for a single storey extension we had done in Sussex a couple of years ago, the architect we used was a family friend who is based in Herts.

teneighty

kasworld wrote: »

Thanks for the advice.

I received the first quote back from one of the architects. He came across quite efficient and knowledgeable and has done the drawings for a extension nearby that we like which is how we found him. He quoted me with the following:


"For this single rear extension I would request a fee of £850 per stage.

1. Preparation of drawings and submission of the Planning Application.

2. Preparation of drawings and submission of Building Regulations Application
3. Preparation of construction drawings, specification and additional information in order to get competitive prices from building firms.
4. Inspection of the work up to completion and administrating a contract if one is in place."


Does this quote seem reasonable for the London region and would I need stages 3 and 4 or would a builder be able to give me quotes and build off the Planning Application/ Building Regulation drawings? If not then I guess I would need stages 1, 2, 3?

Regarding the fee, that would be top end around here so probably OK for London.

Stage 1 and 2 would be the minimum with 3 and 4 if you wanted the peace of mind of them providing more detailed construction drawings and specification together with ongoing site visits and contract administration.

The stage description seem rather brief, "administering contract if one is in place"????? what does that mean? I assume they have a more detailed conditions of engagement/client brief document which spells everything out in more detail.

Finally, from my original post what is their professional qualification and what professional institution do they belong to? Have you contacted the institution to check?

andrewf75

Do you know any houses in your road/area which have had a recent extension done? If so knock on the door and ask if they recommend their builder.

Doozergirl

Yes, you need a VAT registered builder.

Anyone building extensions on a regular basis is turning over more than the threshold. Anyone who isn’t turning over the threshold isn’t managing extensions regularly, which begs the question of why you’re employing someone that doesn’t often do what you need them to do.

It’s very simple stuff for a proper builder.

kasworld

So I have checked with the architect and the quotes given do include VAT and his website details suggest that he is chartered with the following accreditations DipArch BArchSc RIBA. I would verify these if we did decide to go with him.

As it stands we are awaiting 2 more quotes before making a decision on who to go with. However, I think we are leaning towards just getting the planning permission and building regulation drawings done rather than going with the full package of all 4 stages. I'm assuming a good builder, "hopefully they exist", will be able to work off these drawings and I am prepared to be on top of the work being done to ensure I am happy with the standard. The borough's building control team will also be reviewing the build work to a degree, to ensure that the guidelines in the drawings are followed and I have some friends in construction trades that could help me review the 2nd fix work which would rule out stage 4 for me

Does that sound like a good approach?

In regards to finding builders, we always look out for them around the area whilst walking the dog but there are not many around the area at the moment, hopefully it will start picking up as the weather improves so I will keep an eye out for them and also ask the architect we go with for any recommendations.

I have read bad reviews on these forums about sites like checkatrade/ mybuilder. Should these be avoided?

Thanks again for your help guys!

Doozergirl

Good builders don't need the likes of checkatrade. I only know one person who uses it and he's nuts.

david1951

andrewf75 wrote: »

Do you know any houses in your road/area which have had a recent extension done? If so knock on the door and ask if they recommend their builder.

In addition to finding a decent builder, this can be quite valuable as they would have worked on a similar house and should be well-prepared to deal with any issues.

Is your house old? Some builders won't be experienced with, e.g., period properties and may make a few mistakes. Down here in Brighton a couple of houses have practically been destroyed because the builders didn't know the materials they were dealing with...