Working With Builders:
Builders have had rotten press recently. With TV shows and celebrities giving them a bad name, the truth is, for every cowboy, there are plenty of professional builders who offer great service. And it's up to you as 'project manager' - for in most cases, that's what you are - to ensure that you get the results you want. Here's some do's and don'ts to guide you
DO...
Check them out.
Before you begin, do your research and talk to previous customers. A good builder will provide you with credentials and references, so try to visit previous jobs similar to your own. If the builder is a member of a trade association, what does this mean? If they claim to be a member of the Federation of Master Builders (FMB) for example, check to ensure that anyone claiming to be a member actually is. An impressive-looking logo won't repair a leaking new roof! Find out more about their credentials before going ahead.
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Get it in writing
Clarity is the key and a contract drawn up before work begins is essential. Agree on the timetable, too. Any changes agreed throughout the job should be put in writing. The FMB has sample contracts for use by anyone using its recommended builders, and in 'Crystal Mark approved" plain English!
Know your regulations
Be aware of any legal requirements you must fulfill when having major improvements done. Remember, this is not up to the builder and you should seek the advice of a qualified surveyor or architect. Nigel Pound, who runs FDP Builders in London and is a member of the FMB, advises: "Have any plans drawn up properly before you get us involved, preferably by a professional and make sure you have planning permission, if it's needed." Planning permission is sometimes a lengthy and complicated process, but a surveyor or your local Planning Office will point you in the right direction.
Communicate
Keep talking! If you're not sure what is being done, ask. Make sure you fully understand every step and don't let jargon put you off. A professional builder should explain things clearly to ensure that there are no unpleasant surprises!
Seventy-five year old homeowner Joyce Stock from Surrey says: "I've had a lot done to my house and some builders seem to think that, just because I'm elderly, I'll accept anything. On one occasion, I needed some work doing to my garage, which was damp along one wall. One builder gave me a lengthy explanation as to why I needed a completely new garage, costing £7,000. The man I went for simply repaired a section of the wall and damproofed it, and it's been fine ever since. The cost? Just £500."
Be realistic
Builders aren't mind-readers, so if you have a particular idea of a finished project, show them visuals - magazine cuttings, books, brochures - anything that will ensure you and they are thinking along the same lines.
Be honest
If your financial situation changes mid-works, talk to your builder, he can suggest ways of trimming the expense without cutting on quality.
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DON'T...
Pay cash up-front
Be wary of the cash cowboys. A reputable builder, such as FMB contractors, work on a contractual basis, and you should avoid anyone who offers you a 'cheap' deal for cash-in-hand. Don't try and dodge paying VAT, that'll probably put you in the hands of the rogues.
Go above their heads
Talk to the 'main man' only. Telling sub-contractors to change things mid-construction will not only cause problems within the team but confuse everyone as to what it is you really want.
Dither!
Decide on what you want from the outset and try to stick to it. Changing plans mid-flow is sometimes necessary, but if you keep changing your mind about what you want, you'll confuse everyone, it'll lead to extra unbudgeted costs and probably cause a delay in getting the job finished.
Stay silent.
If you're unhappy about any area of work, talk to your builder about it. Most things can be amended before they are finished, so don't wait until it's done, then sulk!
Ignore your budget
Be realistic about what you can afford and tell your builder at the start. He can then help you fulfil your home-improvement needs and fit in with your financial constraints too. Says homeowner Jane Morris from London: "My house needed a lot of refurbishment when I moved in - the previous owners hadn't done anything for 20 years - but the builder and I never had a written contract - he was a distant member of the family, so it was a casual arrangement. He's a great builder, but the trouble was, I had no idea of the ultimate cost, so the £9,000 bill came as a shock. I had to work out an instalment system with him, which was embarrassing!"
Anyone who is looking for a builder will find the FMB website on www.fmb.org.uk, a good place to start. It offers a "Find a Builder" service with access to over 13,000 builders and an ideal reference for anyone looking for the best builders in their area.
About the FMB
The Federation of Master Builders (FMB) has over 12,500 vetted building firms on their books and will find you the right person for the job within your area. It offers a dispute resolution service, should disputes arise, and can also offer an insurance-backed warranty, MasterBond, to protect clients from defective workmanship and materials. Log on to the FMB website: www.fmb.org.uk or phone 020 7242 7583 for further details.
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