Hiring a new builder to complete job after last one disappeared. Need some advice.

murkyyodel

I recently hired a builder for a small outbuilding project and the builder disappeared. So I've had to get a quote from another builder to finish the job.

I found the new builder through a word-of-mouth referral on our local Facebook community group (I live in a small village so I would imagine word-of-mouth referrals are more effective as people do tend to know each other around here).

The builder appears to be reliable. He showed up on time to assess the job and provided me with a fair quote - not cheap, but not too expensive. I have a few concerns, given my recent experience with the last builder who disappeared. My questions are:

• What are some basic ways of vetting a builder? This person has many positive reviews on Checkatrade but from what I've read, that's not always worth much given that traders pay Checkatrade to list their profiles on there.
• The new builder is a sole trader, whereas the previous builder had a limited company. So I can't check the state of their finances or a registered address. Is this a possible issue? I know many builders operate as sole traders; might this be an issue for me further down the line?
• Is it worth checking the new builder for any CCJs or doing any online background checks before I hire them?
• They've provided me with an invoice for the work detailing each work stage. The terms are that I'll pay a deposit upfront (about 30% of the job) and the rest I will pay as a weekly wage until the job is complete - that way, I'm protected from handing over large sums of money and not knowing whether they will show up for work again. But there's no contract. He says the invoice outlines the job so there's no need for a contract. Is this a potential issue if we come to a dispute over the work?

Would appreciate any thoughts about this. Want to make sure I don't get burnt again, even though I know you have to be able to trust the person to get on with the work.

twopenny

I would be ok with a quote in writing and invoice detailing the work required and payment times.

Not too sure about the weekly payments. How much will he do in a week? I think I'd like some indication about what was expected progress each week or what he would tackle but asking for that now seems picky as he's already done a quote and invoice quite throughly.

Are you aware of him working in the neighbourhood and how he gets on with it?

Maybe suggest could you pay on completion up to a certain stage? Perhaps enhance it in some way. He may say no in which case you need to be prepared to trust or let go

I know a really good sole trader/builder, young lad. I've seen him work through rain and snow when many would have cried off for a while. And there was the painter recommended to me who reckoned it was going to rain even though the forcast was not and then, the minute he thought I was out, went to the car with newspaper and ciggie - 1hr after arrival........

It's difficult.

GDB2222

• What are some basic ways of vetting a builder? This person has many positive reviews on Checkatrade but from what I've read, that's not always worth much given that traders pay Checkatrade to list their profiles on there.

That's not quite right. The customer reviews are by real customers. Where builders know they have done a good job, they may encourage customers to write a review. And vice versa. But they can't get great reiews without performing reasonably well most of the time.

• The new builder is a sole trader, whereas the previous builder had a limited company. So I can't check the state of their finances or a registered address. Is this a possible issue? I know many builders operate as sole traders; might this be an issue for me further down the line?

No. A small limited company can be a disaster. It can be left as an empty shell, so you get nothing if you sue. I'd rather have an honest sole trader. 

• Is it worth checking the new builder for any CCJs or doing any online background checks before I hire them?

Yes. Have you got that facility? Ideally, he should be a home owner, so you know where to find him. Do check he has liability insurance.

• They've provided me with an invoice for the work detailing each work stage. The terms are that I'll pay a deposit upfront (about 30% of the job) and the rest I will pay as a weekly wage until the job is complete - that way, I'm protected from handing over large sums of money and not knowing whether they will show up for work again. But there's no contract. He says the invoice outlines the job so there's no need for a contract. Is this a potential issue if we come to a dispute over the work?

That is a contract, albeit fairly informal. If you want to add any terms to the contract, you can do so by writing to him (text or email will do), and asking him to confirm. You can't make it to onerous, or he will refuse to do the work.

Generally, you don't want to be reaching for the contract. If that happens, the relationship has broken down. You want to pay a fair price for the job, and you want the builder to be happy and doing a good job. 

Incidentally, what have you done to end the contract with the builder who has gone AWOL?  Unlikely as it seems, you don't want him turning up and demanding payment or to restart work. 

murkyyodel

Thanks @GDB2222 - appreciate the advice regarding liability insurance, I will ask the builder about this.

I've carried out a CCJ check and he does have one judgement against him from about five years ago. Not sure whether this should be a red flag considering all of his ratings on Checkatrade are 9.5+.

Regarding the other builder, I sent him a registered letter to his business address asking him when he plans to re-commence the work and gave him a week to respond. Haven't heard anything from him since early last week, and he hasn't been on site to do any work in more than two weeks. However, I strongly doubt he will turn up to finish the job as the companies that he's supposedly ordered the materials through have all told me that they've long been out of stock of the items I originally requested or that they've not received any orders from him. It seems to indicate that he's used the money I paid him for other jobs or expenses and when I refused to pay more until he did more work, he just disappeared. He went from being in touch with me every day to dropping off completely and now ignores all my texts and phonecalls.

If you think there's anything else I should do or consider before hiring the new builder, I'm open to any suggestions.