I'm often asked if I can recommend a good builder. I always answer with another question. That’s because a recommendation for a good builder relates to all sorts of factors that are individual to you. Here are seven things that you should think about before you start looking for your perfect builder:
1. Is time or cost your top priority?
A small builder might be cheaper than a larger company because they don’t have the overheads of a big firm, but they’ll probably take longer. That’s because they will rely more on subcontractors who might not be available at exactly the right time, and they don’t have the same influence over suppliers of materials. This can affect your building programme and slow down progress. There may be a knock-on effect – if you’re moving out of your house during the works, for example, the rent you pay adds to the overall cost. The longer you spend in temporary accommodation, the more it mounts up. A bigger contractor will often be able to respond more quickly to unexpected changes, and will have more resources and people to work on your project, but you will pay more.
2. Has the builder worked in your area before?
A builder who knows the local area can be a real advantage to your project. They may already have a good relationship with the local Building Inspectors, know the best places to get materials at speed, know when the roads are likely to be busy and be able to get to site earlier in the morning. A local builder will also have a reputation to maintain: it will be particularly important to them to do a good job so that they don’t lose future opportunities to work close by.
3. What sort of work does the builder normally do?
If you are building a new house that’s full of innovative technology, constructed using ground-breaking new techniques and materials, a builder who isn’t used to working in this way might struggle to handle it. On the other hand, they might be excited by the challenge and relish the chance to forge a reputation with a stand-out project. If your builder generally takes on extension projects of a value below £100K, I’d advise asking some searching questions before appointing them to build a brand new house with a £500K+ construction budget. The skills required are different, demanding liaison with different professionals and suppliers that could be challenging or uncomfortable.
4. Who do you want to talk to when discussing the build?
If you employ a solo operating builder, you’ll be talking to the person that does all the work. Often these builders were originally specialists in one trade, like a bricklayer or carpenter: they have used their network to develop their business, essentially acting as chief cook and bottlewasher, with the support of a few mates! They might not be great at the paperwork, but they may have real passion for their handiwork and take great pride in building friendly and helpful relationships with clients. A larger building firm employs a contracts manager, who oversees the project by arranging labour, ordering materials and liaising with you the client. They’ll hopefully be organised, efficient and more accurate with their time and cost estimates, but may not be so engaged with the hands-on elements of the project.
5. Do you like them?
This might sound a bit ‘touchy-feely’, but it’s something that is critical, in my experience. If you get along well with the builder that you are going to deal with, you’re more likely to communicate effectively and freely. That will cut down on misunderstandings that can lead to mistakes and frustration. If you’re living in your house while it’s renovated, you’re going to be seeing a lot of your builders and they’ll be very present in your living space for quite some time: you need to feel at ease with them. It’s important to check that the person that you speak to when interviewing potential builders is the same person that you’re going to be dealing with day to day.
6. Do they come recommended?
Always ask a builder for a recommendation or to show you work that they have done before. Try and speak to their former client or see the project without the builder being present. You might want to ask for some honest feedback about specifics before you sign on the dotted line: did the builder work tidily, did it take longer than expected, were there a lot of extras, did they keep them informed about progress, did they give sound advice? Ask your architect if they’ve worked with the builder before, as they may also have a good idea of the builder’s capabilities and reputation.
7. How do they organise their building contracts?
Is the builder happy to sign a formal contract? There are several standard formats available that are designed to protect both the builder and the client in a domestic project. Does the builder have insurance? How do they keep you up to date on time and cost issues? How do they expect to be paid? Some builders will ask for more frequent payments to ease cashflow, or ask you to pay some sub-contractors or suppliers directly. This is understandable, especially for a small firm, but make sure you don’t pay for a phase of work until it’s completed, so that you protect your interests.
Of course, you might decide that you’d prefer not to direct and liaise with the builders at all. It can be time-consuming and sometimes stressful, especially for a big project. Another option is to let the architect take the strain! Many clients don’t know that architects like me offer a “full service” arrangement, managing the builders and keeping on top of timescales, quality control and budgets on your behalf, reporting back to you on progress.
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