Employing a builder

 

How much care you take over the selection of a firm to carry out work for you will depend on the size of the job and how urgent it is. Whatever the size of the job always:

  • Write down a full description of exactly what you want doing
  • Get two written quotations for the work. (A quotation is a fixed price, as opposed to an estimate, which is a calculation of how much the work is likely to cost)
  • Check whether VAT is included or to be added
  • Check that the builders are qualified for and capable of carrying out the work. See 'Finding a Builder'
  • Find out how long they will take, and when they can do the work - get this in writing

 

Ask about guarantees. See 'Guarantees'. For larger or more complex work you may need to:

  • Employ an architect or surveyor to specify and supervise the work
  • Ask builders for examples of previous work and go and have a look. Talk to the builer's previous clients to check that they are satisfied
  • Check membership with the organisation if a builder claims to be a member of CORGI for gas work, IEE for electrical work or any professional or trade organisation. If you find a builder who is making false qualification or membership claims, report them to Trading Standards (Telephone number 01733 453532)
  • Agree a written contract with the chosen builder which covers price, the extent of the work, working arrangements, start and completion dates, guarantees, quality, payment arrangements, the use of power, builders insurance and what happens if extra or unforeseen work is required
  • Never employ someone who calls at your home uninvited without first getting a second opinion and an alternative quote. Uninvited callers may try to persuade you that something is wrong with your house that needs urgent attention. They may say that they can do the job quickly and cheaply for cash.

 

Never pay anyone until you are satisfied that the job has been done properly, and never trust the 'expert opinion' of someone who calls uninvited.

 

Finding a builder

  • Use builders recommended by friends or relatives
  • Through professional bodies or trade organisations such as:
    1. Building Advice Centre 01303 242405 Free telephone advice. Web site: http:// http://www.buildingadvice.co.uk/
    2. Building Employers Confederation, Bridge Court, Bridge Street, Long Eaton Tel: 0115 9461922
    3. Federation of Master Builders - see Yellow Pages under Builders for individual members or phone 0113 248 5122. Web site: http://www.fmb.org.uk/
    4. Guild of Master Craftsmen - see Yellow Pages under Builders for individual members or phone 01273 478449. Web site: http://www.thegmcgroup.com/
    5. Glass & Glazing Federation - GGF - see Yellow Pages under Double Glazing for individual members or phone 020 7403 7177. Web site: http://www.ggf.org.uk/
    6. Plastic Window Federation
    7. Electrical Contractors Association - see Yellow Pages under Electricians (look for the ECA logo on adverts) or phone 01509 621234. Web site: http://www.eca.co.uk/default.asp
    8. N.I.C.E.I.C. - see Yellow Pages under Electricians for individual members or phone 020 7564 2323. Web site: http://www.niceic.org.uk/
    9. CORGI - Gas - see Yellow Pages under Gas Installers for individual members or phone 01256 372300. Web site: http://www.corgi-gas.com/
    10. National Federation of Painting and Decorating Contractors, 32 Coton Rd, Nuneaton, Warwickshire CV1 1 5TW. Tel: 024 7635 3776. Web site: http://www.paintingdecoratingassociation.co.uk/
    11. Institute of Plumbing - see Yellow Pages under Plumbers for individual members or phone 01708 472791. Web site: http://www.plumbers.org.uk/
    12. National Federation of Roofing Contractors, 62 Church Street, Whittington, - see Yellow Pages under Roofing (look for the NFRC logo on adverts) or phone 020 7436 0387. Web site: http://www.nfrc.co.uk/
    13. British Wood Preserving and Damp Proofing Association, 1 Gleneagles House Vernon Gate, Derby, - see Yellow Pages under Woodworm (look for the BWPDA logo on adverts) or phone 01332 225100. Web site: http://www.bwpda.co.uk/

Membership of these organisations can mean different things from simple random checks of member's work, to passing certain levels of qualification, to offering insurance underwritten guarantees, to an arbitration service in disputes. Find out what extra protection you are getting before you employ anyone.

 

Getting a quote

  • Once you have arrived at a shortlist of builders to ask for a quote, contact them and ask them to visit
  • Write down exactly what you want doing and, where appropriate, take your own measurements such as plastering, ceilings, floors etc. Note how quickly the builders respond and whether or not they arrive on time
  • Note how carefully they inspect or survey for the work required. Did they take any measurements? Did they look for the possible routes of cables or pipes that may be in the way and need moving? Did they take the time to really find out what you want or what the problem might be?
  • Ask them when you can expect the quote to be sent and note whether or not it arrives on time
  • Ask how long the job will take and how soon after your agreement they can start work
  • Ask whether the work will be guaranteed, for how long and whether the guarantees are insurance underwritten to remedy defects in the event of the builder going out of business.

All these factors will help you decide whether you have confidence in a builder to carry out the work quickly and efficiently with as little risk of things going wrong as possible. If you do not have that confidence in any of the builders you have selected then find someone else. This may take more time but your peace of mind is worth it in the end. The final piece of the selection process is the price. If the quote is too high, it may be worth talking to the builder to see if there is any way that costs can be cut. There may be a cheaper, if less satisfactory, way of doing a job.

 

Before work starts

Meet your builder again and agree:

  • Start and finish dates and which areas of the house need clearing of furniture, carpets and curtains
  • The condition of any fixtures and fittings and surfaces that should be left undisturbed. If the builder damages anything, he should carry out all the necessary repairs
  • The times of the day work can be done, and whether or not the builder can work weekends
  • When payment is to be made and how. On larger jobs, the builder may request 'interim' payments for items of work that have been fully completed. You may also 'retain' 5% of the total cost for three to six months to make sure that the builder returns to any defects which become apparent after you have moved back in
  • The completion date and the amount of your costs each week that the builder should pay if your house is not ready to move back into by then. For example - if you are paying rent. If you order extra work it is reasonable to expect the completion date to be extended without penalty
  • What to do if you require extra work or something unforeseen happens. Always get a price, in writing, for extra work before it is done. Make sure instructions to carry out extra work are in writing
  • Who is to pay for power used in the work. If the builder is paying, make sure you both read the meter when the work starts and when it is complete.

Write down all these agreements and both you and the builder sign it.
This is your contract.
 If you have to move out or no one will be at home while work is going on, check whether your house and contents insurances are still valid. If they are not valid, check that the builder's insurance will give you adequate cover.

 

Once work starts

Unless you have agreed otherwise, it will generally be your responsibility to move any carpets, curtains or furniture. Your builder needs space to work. If he has to wait for things to be moved, the job may take longer and cost more. Make a daily note of what has been done and the weather conditions. These notes will help resolve any difficulties if you find yourself in dispute with your builder. The weather may affect the timetable for the job. For example, work to paths, gardens or roofs cannot be done if there is a foot of snow on the ground. Concrete can't be laid if the temperature is below freezing and work on a slate roof may be very difficult in a heatwave. Under exceptional weather conditions it is reasonable for the completion date to be extended, without penalty, if it affected the progress of the work. Unless you know what you are looking for, there is no point checking any item of work until the builder says it is finished. Very often the finishing touches will be left until the end. Make notes of items you are not happy about and check them off as they are made good. Only make the final payment once you are completely satisfied. Make sure you get a receipt and any promised guarantees.

 

Guarantees

There are numerous guarantees available to you. How good they are will depend on the type, length of time and any restrictions or maintenance clauses.

Types of guarantee:

  • Company - this is issued by the company carrying out the work or providing goods and is valid for the period of the guarantee providing the company stays in business. This guarantee will usually cost you nothing but, as even the biggest and longest established companies can go out of business, there is some element of risk.
  • Insurance backed - with this type of guarantee you are provided with insurance against the company going bankrupt or that if a problem arises the insurance company takes responsibility for sorting it out. This may cost you a small premium or fee.
  • Professional association backed - members of some trade organisations will issue guarantees backed by that organisation. These will usually provide cover if the builder goes bankrupt and may also offer arbitration in the event of a dispute with your builder. Again, there may be a small premium or fee to pay.
  • Length of time - this will depend on the reasonable life expectancy of the materials or goods provided. A new slate or tile roof should last for 30 years or more, a damp proof course and UPVC windows 10 years, for example. Flat roofs will not be expected to last as long.
  • Restrictions and maintenance clauses - read your guarantees carefully. There may be clauses that require you to have an appliance regularly serviced or to clean surfaces in a particular way. Keep any instruction manuals and make sure you use goods properly. If you do anything which is likely to cause short or long term damage your guarantee may not remain valid.

 

Defective work

Guaranteed work - if you find a defect to something which is guaranteed, write to the company stating your complaint and giving any other relevant information such as when the work took place, guarantee number and any other details. Send a copy to your builder, if different, and keep a copy yourself. If the defect is not remedied within a reasonable time, despite further letters and phone calls, you may need to consult the Citizens Advice Bureau, Trading Standards or a solicitor.
Other work - agree with your builder the period after the work is complete in which they will return to remedy defects. Any repairs required after this period may mean the builder charging for the work. It is important that it is clearly stated who is responsible for what work and when.

 

Paying for the work finding the money.

The easiest way of paying for the work is from your own savings. If you don't have enough savings for the work you require there are several other options available.
Have the work done in stages - split the work into stages and get it done when you can afford it. Your builder may revise their quotes as time passes.
Borrow the amount required - home improvement loans are available from banks, building societies and other financial institutions.
Re-mortgage the property - if your house is paid for, you may be able to take out a loan on the property which is backed by an endowment life insurance policy.
Care and Repair - this is an agency run in association with Peterborough City Council that helps elderly people with repairs and maintenance to their house. They can do much of the work involved in specifying work, finding builders and they may also be able to find different ways for you to fund the work. They will charge a service fee so the overall cost will be higher. Telephone 01733 897709 for details.
Energy Efficiency Grants - people who claim benefits can access help with home insulation and heating system improvements. New heating systems are available to people over 60 who are claiming certain benefits. Telephone: 0800 952 1555
Insurance - if the work is as a result of an accident or subsidence, you can claim costs from your building insurance - see 'Making an insurance claim'.
Local Authority Housing Grants - if your house has never had an inside toilet, is structurally unsound, in poor repair or adaptations are required because a disabled person is living in your house, you may be eligible for a grant towards the cost of the work. To find out, contact Peterborough City Council on 01733 742531. Elderly people may be eligible for Home Repair Assistance grants. These are handled by Care and Repair see above.

 

Peterborough City Council. Town Hall, Bridge Street, Peterborough, PE1 1QT - (01733) 747474 - DX12310 Peterborough 1