General Building Contract

nutmegman

Dont worry about the solicitor, I am a QS & Abitrator and have a LLM in Construction Law

( I have read the FMD contract clause for clause I am sure it is not a bad basis for contract) The problem is unless you have indepth knowledge your actions can have a significant impact upon the contract.

I will review the FMB contract later and try to provide some comments.........

nutmegman

Here is a good link to obtain a view of some of the issues in buildings contracts
http://www.jrconsultant.co.uk/Check%20lists.htm

PJB

nutmegman wrote: »

Can you tell me what your definition of prelims is please?

I have a schedule of the required works and got no of quotes from builders, although i was very surprised that out of 20 or so that came to the site only 5 actually quoted. The builder we chose came highly recommended and i was impressed by the detailed quote he provided. So i am ready to instruct once we have a contract!

Also wher can i view or see sample of the JCT Minor Works contract please

nutmegman

if you want some feedback on the quote post it on here and will be happy to review

PJB

Here is the schedule, total price is £26k. You need to excuse the grammar etc as he is Polish, but that can easily be ironed out.

WORK SCHEDULE

PREPARATION-STRUCTURAL-JOINERY

KITCHEN:
Demolition and prep work
Protect existing sink, units, and worktops
Remove and disconnect all appliances (washing machine, cooker, fridge etc)
Remove vinyl floor.
Remove glass window and frame between kitchen and lounge/dining room
Structural works
Put new plasterboard on ceiling in defective area and skim
Build stud wall with door entrance to separate kitchen from laundry area
Fit new door (as describe in council spec point 1.3)
Close door to TV room
Close window to lounge/dining room
Apply plaster, drywall (TBC) on all new area make nice finish to existing service
Drill vent channel to external wall
Finishing works
Tile and grout, apply silicone in splash back area over all existing worktops (tiles match to new existing aprx 15x15 cm white ceramic)
Fit units doors (supply by client)
Fit architraves, skirting
Lay vinyl floor

TV ROOM
Make operable door to garage
Skim closed entrance from kitchen

GARAGE
Build stud wall to create corridor to lounge
Fit new door to garage
Make opening to lounge/dining
Fit new frame and to lounge/dining
Skim all new walls
Fit architrave skirting

LOUNGE/DINING
Fix door to laundry
Fix door to hallway
Replace or repair cupboard door

HALLWAY
Replace front door (as in local council spec point 6.1) See notes*
Remove all ceiling lath plaster, clean joist
Fix plasterboard on ceiling
Skim ceiling

LANDING
Remove lath plaster from ceiling to clean joist
Fix plasterboard on ceiling
Skim ceiling
Fit new loft hatch door

LOFT
Expose all joist floor
Supply 100mm glass fibre quilting

1 FLOOR BATHROOM
Prep and demolition work
Protect existing suite (bath, toilet, and washbasin)
Replace incorrectly fixed plasterboard
Remove cylinder and cupboard
Drill vent duct for extractor fun
Finishing work
Save existing tiles (to reasonable stage)
Carry on with tiles in all wet area, grout and apply silicones
Build bath frame and fit painted bath panel
Fix door and ironmongery
Skim remaining plasterboards
Lay new vinyl floor

R/HAND FRONT BEDROOM (BEDROOM ONE)
Make good and open able all cupboard doors (replace if necessary)
Fix door and ironmongery

L/HAND FRONT BEDROOM (BEDROOM TWO)
Fix door and ironmongery

R/HAND REAR DOUBLE BEDROOM (BEDROM THREE)
Remove ceiling lath plaster, clean joists,
Fix plasterboard on ceiling and skim
Fix section of chipboard flooring
Fix door and ironmongery

L/HAND SINGLE REAR BEDROOM (BEDROOM FOUR)
Fix door and ironmongery

FRONT ENTRANCE TO PROPERTY
Rendering all exposed brickworks around entrance
Remove all wooden flooring and apply cement based screed
Remove ceiling lath plaster,
Fix plasterboard and skim
OUTSIDE WORKS
Garage gate
replace frame
Make good around
Paint existing gate
Garden gate
Remove existing
Make new one in similar shape
Gutter board
Replace, paint black

ELECTRICS/LIGHTING

GROUND FLOOR
Kitchen
3 DSO(double socket)
1 light +switch
1 Fridge
1 cooker
1 extr.fan
1 wasch/m
Living
3 DSO (Double socket)
1 light+switch
1 bt
1 tv
Tv room
2 DSO
1 light + switch
Bathroom
1 fan + isolator switch
1 light + switch
1 earth bonding
Hallway
1 DSO
1 light
1 two way switch

FIRST FLOOR
Bedroom one
3 DSO
1 light +switch
Bedroom two
2 DSO
1 light + switch
Bedroom three
2 DSO
1 light switch
Bedroom four
2 DSO
1 light switch
Bathroom
1 fan + isolator switch
1 light + switch
1 earth bonding
Landing
1 DSO
2 lights
1 two way switch
Other
1 light + switch Loft
2 outside light + 2 switch
1 boiler
1 thermostat
1 time clock/programator
2 smoke detector
1 carbon monoxide alarm
1 heat detector
1 fuse box
water/ gas main earth bonding

PLUMBING

Disconnect and remove boiler, hot water tank, radiators
Provide new CH pipe work to:
1- Kitchen
2- Shower/wc
3- TV room
4- Living room
5- Hallway
6- Bathroom
7- Bedroom one
8- Bedroom two
9- Bedroom three
10-Bedroom four
Fix radiators with valves and fixtures
Hang combo-boiler (See notes**)
Make connections to existing cold/hot water pipes

DECORATING(See notes***)

Interior with exceptions entrance area and gates
Strip wall paper every where is fold, crack, or damage
Expose and fill whole, cracks, loose
New lining paper on walls (if condition of old one is acceptable decorate old with owner approval)
Paint ceilings two coat white emulsion
Paint all wall two coats magnolia
Woodwork sand, fill
Apply 1coat undercoat, 1 coat gloss white

Notes:
ü Please check the schedule of works to ensure I have allowed every task you require me to perform. Any work not specifically detailed here may be subject to additional cost.
ü * Price include only labour and support materials, NOT door themselves, because is wide range prices and style ,quality etc on market .Need confirmation what you like.
ü ** I allow 900Ł for buy boiler. But need more checking and info than will work effectively in house that size. So may means we need more expensive (1200Ł).If yes please be prepared to cover difference.
ü *** Decorating includes Shower/WC room and garage. But if need any other works (plastering, tiling, etc) will effect rise cost a bit. Unfortunately we do not discuss those two rooms.
ü Waste disposal: not undertaken.
ü I am not VAT registered

nutmegman

I need a little time to digest your quote I will provide you some comments later.

You must ensure you get each item priced

the JCT contract is all you need, it is simple in plain english it only costs £15

http://www.ricsbooks.com/productInfo.asp?product_id=8800&gclid=CNrP7aCHu5MCFRKj1QodjD3ZCg

PJB

Thanks nutmegman, i look forward to your comments

clutton_2

pjb - is he CORGI registered if he is fitting the boiler ?

have you checked if you need building regs ?

if you are planning to make this into a HMO have you priced for fire doors and where is the emergency lighting etc etc

Waste disposal needs skips and council permission and can be quite costly - and he has not included this in his quote - i wonder why not ?

if he is installing a "Combo" boiler - (I assume he means combi -= short for combination boiler) - these are no longer legally acceptable - and have not been so for 3-4 years - if this is a new installation he needs to install a Condensing boiler.

If he is not CORGI registered - you will need a CORGI guy to sign it off legally, and many CORGI guys simple wont sign off an installation they have not fitted - 'cos their signature on the benchmark docs means they are responsible for ALL the work done ..... even if someone else did it. You will also have difficulty selling it if this is not a legally installed system.

""Price include only labour and support materials"" - does this mean he is paying for all paint and wallpaper and plaster board and plaster etc etc - make sure you know what he means before signing for this contract.

if he is re-using the radiators - make sure he flushes them thru before reconnecting them.

Is he a member of NICCEI - he needs to be if he is to do the electrics legally.

""Gutter board Replace, paint black" - why isn't he replacing with PVC - no maintainance.

your original post says its a 5 bed house - his quote is for a 4 bedroomed house

PJB

Thanks Clutter for your time and consideration. I have a friend who is Corgi reg'd so will be running everything by him prior to contract, unfortunately he does not live in the area.

I will be insisting that all works meet legal requirements and are fully certificated and guarunteeed to that effect.

I do not need building reg's.

I will be responsible for the waste disposal as i can hire a van for £25 and dump for free if i prove i am resident in the borough.

Only part of the gutterboard needs replacing.

One of the bedrooms only needs decor and this is in the notes.

The schedule referred to states new radiators be supplied that areadequate for the size of rooms, i will however confirm the sizes etc prior to contract.

Thanks again for your comments, I would also be grateful for anyone other comments thanks.

TJ27

Canucklehead wrote: »

Are you suggesting the sample contract on the FMB site isn't 'fair and reasonable to both parties' ?

Canucklehead

Well put it this way, the FMB generally exists to protect the interests of its members.

I would agree that JCT is the way to go if possible.