Choosing a Builder - what due diligence?

vaderag

Hi all,

We're planning an extension and looking for a builder
We're close to a decision, shortlist of 3 now, and just wondering what due diligence we should be doing?

Taking one as an example...
- they were recommended by our architect
- We have checked they all exist, and have been going a reasonable length of time.
- we've seen a job they're coming to completion on
- we're in the process getting a formal quote

What else do I need to be doing/getting etc?

First time we've had serious building work done so want to get it right!

Thanks

bris

Architects tend to be the best ones to take advice from on builders. They generally have long term relationships with builders and are used because the quality of work meets the architects standards, which are usually pretty high.


The best way to protect yourself is finding out the payment terms. Staged payments is the safest way, where you don't go giving them all the money up front
Reputable builders work to payments on completion of stages, foundations, first fix etc.


Even the biggest companies can go bust, (carillion) so it's unwise to just give them it all in one go, unless that's at completion.

vaderag

Thanks @bris

Yeah - that makes a lot of sense and was something I plan to do.
Presumably better to do it based on stages than weekly or whatever right?

LandyAndy

I had an extension built three years ago.

My architect drew up a detailed specification and asked three builders that he recommended (having worked with them in the past) to quote against it. I also met them when they came to my house to scope the works.

I made the final decision on which to employ and we finalised arrangements via a JCT Minor Works Building Contract.

All my payments to the builder were against certificates from the architect.

All worked well.

SuzieSue

Remember to tell your home insurance company if you haven't already done so.

Also, ensure that your builders have adequate insurance, although, sometimes they won't pay out anyway:

https://www.dailymail.co.uk/femail/article-3484417/Our-1m-nightmare-dream-home-collapsed-shoddy-builders-thought-life-couldn-t-worse-just-start-ordeal.html

In turn, Knott's insurers also refused to settle, giving assorted reasons, among them that the price of the job was more than a certain percentage of his annual turnover.

teneighty

Quote from that Daily Mail article...'We got about six quotes from different builders. Chris's quote was in the middle, but he was able to start the earliest. He had good references which we followed up and his website was professional, too.'

We bang on about this all the time. All good builders are booked up at least 6 months in advance, usually 12 months. If they say they can start in a couple of weeks then NO.

All the good builders I know don't even have a website or any social media presence. If I see a glossy website or Facebook recommendations that would be a NO from me.

As for all the lead generating websites, My Builder, Checkatrade etc, NO, good builders do not need to pay for enquiries they will be turning work away as they are so busy.

Any kind of online feedback or online reviews, NO. Only trust real people who you know and trust their judgement.

tacpot12

In addition to the above, check that they have public liability insurance and ask about what warranty they will offer on the work.

Ask about the payment schedule. These days it is not unusual to have to place a deposit with a tradesperson to book your spot in their calendar. £250 should be enough to persuade them you are serious. If you need windows and doors ordering, expect to have to pay something early enough for the builder to be able to pay for these at the time of ordering. Apart form that, pay in stages after the work has been done and you are happy with it. Don't pay more than 75% until all the work is done to your satisfaction.

Make sure you are clear who will manage the relationship with Building Control. Is this something that the builder will do for you, or is he expecting you to have all the contact with BC?

Doozergirl

tacpot12 wrote: »

Don't pay more than 75% until all the work is done to your satisfaction.

95% is far more normal! At 75% I'd be working for free until an entire project was finished.

We have a very lovely website. I don't think there's any issue with proper investment in a site with decent photos of actual work. We certainly don't tout ourselves about though; it's there if people find it. Plenty of people use social media as well to document what they're doing, which can provide plenty of clues as to the quality of work.

Not just Public Liability Insurance, but enough Contract Works Cover to cover the cost of a full project. Home insurance will not cover the cost of an extension that isn't finished if something happens. Neither is mandatory.

keith969

Doozergirl wrote: »

95% is far more normal! At 75% I'd be working for free until an entire project was finished.
.

Really? 95% of the bill upfront? I've almost never paid close to full in advance, ever. The kitchen installers I had recently only billed me when the work was complete. The plasterer who did other work said they would send me an invoice 'when they got round to it' - that was a week ago.

Paying for materials is one thing, but paying upfront for labour means I have no leverage if things are not done to spec.

phill99

keith969 wrote: »

Really? 95% of the bill upfront? I've almost never paid close to full in advance, ever. The kitchen installers I had recently only billed me when the work was complete. The plasterer who did other work said they would send me an invoice 'when they got round to it' - that was a week ago.

Paying for materials is one thing, but paying upfront for labour means I have no leverage if things are not done to spec.

No that isn't what is being said at all.


By the time the work is complete, the builder should have been paid 95% of monies owed. 5% on retention for say three or 6 months is quite normal and is enough for the builder to return to undertake any snagging items.

Doozergirl

keith969 wrote: »

Really? 95% of the bill upfront? I've almost never paid close to full in advance, ever. The kitchen installers I had recently only billed me when the work was complete. The plasterer who did other work said they would send me an invoice 'when they got round to it' - that was a week ago.

Paying for materials is one thing, but paying upfront for labour means I have no leverage if things are not done to spec.

There was a stick and you fully grabbed the wrong end of it