Major Renovation project - Recommended steps for finding a builder

punchdrunked

Hi all,

We currently have planning permission and structural engineers drawings (including a drainage survey) for a 2 storey side extension, single storey rear extenson and a loft conversion with a dormer on a 4 bed Semi in the London area.

As you can imagine this is going to be a major proect and as my experience of London buiders has not been great, I am nervous and anxious that I get the preparation right for this project.



We have submitted for Building control (Full plans submitted but this may be downgraded to Notice due to a lack of Building control architectual drawings)

My questions are 3 fold:

- What steps would you suggest that we take to ensure the least amount of potential hiccups?
- Is a full plans architectual plan worth the added spend given our lack of experience?
- What is the best online resource to find a reputable builder/construction company?

Thanks in advance for your assistance.


Jules

kuepper

Haven't been involved in things like this for a while and not in London but in the past I used a local RIBA architect with his own business to project manage the whole thing, he charged I think about 13% (+VAT possibly) of building cost for his services. What he did was prepare a schedule of all works which he sent out to 3 different builders that he'd worked with in the past and who he thought were capable of doing the job. He then got estimates back (there may have been disputes about some quantities eg m2 of roof area to be re-slated, m2 of pointing etc which he sorted with the builders.). He then recommended and picked a builder and oversaw the work to conclusion and liaised with council officers as necessary. If builder wanted a stage payment - which they might on a big job- he calculated the worth of what had been done with a good safety margin before any payment. Took all the hassle and worry out of it.


I think you can probably get some advice from RIBA about how to proceed on this path and they will have a list of local architects if you don't know any Have a browse of RIBA website eg
https://www.architecture.com/working-with-an-architect/referral-service

https://www.architecture.com/working-with-an-architect

https://www.architecture.com/working-with-an-architect/client-adviser

LoveOurPlanet

Hi Jules,

I can understand your scepticism with builders, and I would advise doing your research thoroughly, Google reviews, Yell reviews etc. The best advice would be to ask around your friends, family and at work to see if anyone can recommend someone.

Your architect might also be able to suggest a builder who has completed other projects they've designed. If you want to find your own, don't just go with the cheapest option. Not only might they not have the correct skills to carry out the work (and it seems like a huge project) but the slashed prices might be because they're not disposing of the construction waste correctly and if it's traced back to you, you could find yourself facing a hefty fine.

Best of luck with it all!

punchdrunked

Thanks for your advice and pointers - I think we are going to appoint an architect to draw up the plans for Building Control and ask them to manage the project including finding a builder etc. The sums involve are so vast that we are nervous trying to manage the thing ourselves.


One area that has confused me is regarding Full plans and Building notice. We initially applied for full plans, but in the absence of architectual drawings this is likely to be rejected, the alternative option would be to revert to a building notice which we are not overly keen on as we feel that there is an element of order with a full plans application... but we may be wrong.


Thanks once again

Doozergirl

I don't understand. Why have you made a full plans application without full plans? What have you given them?

If you want full Building Regs plans, ask the architect to provide them for that application.

You're placing as much trust in an architect by asking them to PM as you are in a builder. Make sure they're good! Otherwise you end up with a mediocre architect managing a build with builders they've effectively picked - and architects aren't builders.

It's of course your decision, but I'm not a fan of working under architects. I can understand how it works if there are unusual processes or unique designs to follow, but if it is bread and butter type work, our experience is that the dynamic is complicated by another relationship to manage (and someone to scapegoat) and on a domestic property with a good builder who is a PM themselves, the architect is trying to teach granny to suck eggs.

teneighty

I would recommend going down the full plans application route. Not only will it give you the certainty that the works will comply with the Building Regulations but a good set of Building Regulations plans are the minimum you'll need to get builders quotations.

I would also suggest getting the architect/designer to prepare a detailed specification of work and undertake all pre-contract work nominating builders and getting tenders, advising on contract documents etc. I would also suggest you employ the architect/designer for Contract Administration (Project Management) so they can arrange site meetings, monitor progress of work, agree valuations and payments, issue certificates and liaise with the builder etc.

As kuepper suggested this is usually based on a percentage of the project value but potentially could save a lot of aggravation and often pays for itself by avoiding spurious claims for extras by the builder.

punchdrunked

Hi there,


Thanks for your contribution. The short answer is that it has been purely down to my ignorance on the required documentation required for full plans/building notice. For example, we submitted our architects drawings and the accompanying structural engineers drawing, however, we apparently need more drwings.


The plan now is to get the CAD files from our previous archictect and appoint a new one to carry the project forward.


Wish me luck

teneighty

The original architect/designer may not give you the CAD drawing and a new architect/designer may be reluctant to work from someone else's drawings.

Is there a reason why you do not want the original architect to prepare the Building Regulations plans and submit the application?

snowcat75

IMHO employing an Architect to run a project properly isn't the best move, Although they provide the drawings and regs The "workability" of an Architects ideas is sometimes impractical.

Personally unless you very clued up, ie can carry out most tasks yourself if needed then id pay a Project manager.

Dealing with builders is tricky at best even when your very clued up, if your not then jobs can turn into disasters. Even a "good" builder that is recommended may not do a good job for you, and personally I stay clear from ever recommending a trade or builder for that reason.

If a project manager is doing there job then the savings alone on materials should cover there costs.

punchdrunked

Thanks for all of your replies. Thankfully the our previous architect will release the DWG files, which we’ll give to a new architect to complete full plans drawings and a work specification. We will then be exploring the project management option once work commences.

One other question: if we’re going down the full plans route, will we still need to employ a building control inspector or will the PM fulfil that role?

Thanks once again

snowcat75

If you've applied to the local authority for full plans application then you will use there inspector, overwise its an approved inspector, personally as a self builder iv only ever used the councils in house team and TBH Iv never had over two major builds only ever have found them helpful, although Iv always guessed that on your own build doing your own work for a dwelling your living in its unlikely your deliberately cut corners like some builders will.


If a jobs being project manged it is up to them to meet with the inspector at the correct times, likewise with a contract builder however if its manged by you then that's on your head a good well managed project should pull any issues before inspections are due, a decent building inspector likewise will advise when asked on how they may want certain details done before the works. Whatever happens its prudent to get one inspector from start to finish on a major job, Local authority's are relying more on agency staff who can often be clueless.