Eating Cake

When I see people who are having work done to their homes, I’m almost too terrified to ask how it’s going. It isn’t uncommon for jobs to run months after schedule, to cost twice as much as forecast and for builders to go bankrupt mid-project. They say that moving home is as stressful as divorce – throw builders into the equation and I’m amazed that anyone lives to tell the tale.

So whilst price is important, confidence in the firm’s integrity takes precedence. Word of mouth is an excellent way to start. Ask your friends and take a walk around your neighbourhood. The chances are that there will be a number of renovation jobs happening on your doorstep. Don’t be afraid to knock on the door and politely ask the owners if they would agree to a brief chat.

Once you have identified some suitable contractors, start the quotation process. This procedure is not just about pricing but also how the builder assesses the job: have they noticed other things that need replacing? Can they recommend better ways of coming to the same result? Do they fill you with confidence? All quotes should be as detailed as possible and submitted on company letterhead or at least signed by the owner.

Other steps to aid the selection process include: the collection of references (they should be recent and you should be allowed to phone the referees), a site visit to a job that they are currently working on and confirmation of the company’s membership to industry organisations. And once you are ready to make an appointment, ensure that you have a good contract (they’re not foolproof but they do provide additional security). In addition to the full details of both parties, the contract should clearly stipulate:

	The price. What this covers (job specifics and materials), how it is to be paid (deposits and up-front payments should be kept to a minimum) and how additional expenditure is agreed to. Always try to negotiate down – use competing quotes as comparisons – remember the housing boom is over.
	Timescale. Not only should this state the entry date and expected completion date but should detail what happens when a project runs over. You certainly don’t want to pay for extra salaries and equipment hire. It may also be that any delay will incur extra storage/rental costs. The more late-completion penalties you can impose, the higher the probability of a timely project.
	Procedure. You may wish to stipulate issues such as insurance, site access, how the site should be left each day (e.g. tools put away, scaffolding alarm switched on etc.) and what facilities they can use (bathroom, kitchen).
	Guarantee. How much and what does it cover? Who is the insurance securitised with? Are there any excess fees?

If unsure, do speak to a lawyer or a regulated builders’ association for more advice. Contrary to the horror stories, this is a process that can be efficient and painless. Good luck!