ProblemSolved asked:
Over 3 million people are affected by cowboy builders in the UK every year. This guide from ProblemSolved.co.uk, the directory of tradesmen powered by public recommendation and review, will help prevent people becoming one of them.
We’ve broken it down in to bitesize sections:
1. Where do I start?
2. What should I look out for (including a sample estimate from a rogue builder)?
3. What’s next?
4. What do I do if it all goes wrong?
1. Where do I start?
Finding a reliable local builder can feel like the proverbial needle in a haystack, here are a few suggestions to get you started.
· Recommendation – the most powerful form of recommendation is one from a member of the public just like you. Ask your neighbours, friends or read reviews from other members of the public on ProblemSolved.
· Ask for any relevant trade body memberships such as the Federation of Master Builders or Trustmark.
· You should be aware that the following qualifications / memberships are compulsory:
– Part P NECEIC electrical certificate is required for working on mains electricity.
– Gas Safe Register (formerly Corgi) for anyone working with gas supplies.
· Trust your instincts – if your gut feeling is negative you’re probably right. Even if you’re wrong, your first impressions will impact on your relationship which will have adverse affects on the job.
2. What should I look out for?
Even if you follow the above advice, there are no guarantees – rogue tradesmen come in all shapes and sizes.
Paperwork and correspondence can be a big giveaway – take a look at this estimate which contains its fair share of alarm bells…
· A company without an address for its premises and only has a mobile number. This makes them difficult to contact in the event of a problem.
· The quotation doesn’t go into anywhere near enough detail. What exactly is the money going on? What bathroom suite is it? Does it include plumbing? Does it include the tiling? All of these elements must be itemised in detail.
· The deposit is about 60% of the total build cost – this is a lot more than would normally be payable and payments should be structured against work completed (which we’ll come on to later).
· The builder is inviting a payment in cash – something which should automatically flag up warning signals.
· The company is listed as a limited company but the owner is asking for a cheque to be written to a personal account. Normally, the cheque would be made out to the company for tax purposes.
· The company is quoting VAT not only at the incorrect rate but hasn’t included a VAT Registration Number. This is compulsory when charging VAT on any transaction.
There are a few other things to consider:
· Always ask for 3 quotes so you can make a comparison.
· The cheapest quote isn’t always the best – ensure that all the quotes can be compared like-for like for the best possible comparison. If it’s unclear, ask if the work includes call out, materials, parts, expenses (travel or congestion charge) and guarantees.
· Ask for references – there may be one which has just done exactly the kind of job you’re looking for with a very relevant referee for you to discuss it with.
· Ask if they intend to subcontract any of the work – they may have done a great job on a small decorating job but are the plumbers they subcontract to getting the same glowing references?
So you’ve done everything right so far – what can go wrong?
3. What’s next?
This stage is crucial – remember the 3 Ps.
Planning
· Your relationship with your builder is really important so make sure that there are no disruptions by planning deliveries and micro-projects in the right order to ensure that progress doesn’t bottleneck.
· To avoid this, insist on weekly if not daily site meetings for progress updates. However tight your brief, there’s always the danger of misinterpretation.
· You should have reasonable expectations of your builder. How receptive would you be to the idea of doing unpaid overtime at the end of your working day? Extend them the same courtesy and their good will is always likely to go further.
Permissions
· The structure for planning permission changed in October of last year meaning that for certain building works and extensions, you no longer need to apply for planning permission.
· The reality of this change is that even if you’ve read chapter and verse on the regs, you should still check with your local planning authority. In some cases the application process might be speeded up but it is never advisable to proceed with substantial building works without checking that you have the relevant permissions.
· For more information, visit www.planningportal.gov.uk.
Paperwork
· This is often the Achilles heal of any building firm. You have to be red hot on paperwork, making sure that everything is documented – the devil really is in the detail.
· Everything should be itemised, right down to the most rudimentary facts. If you want to stipulate that screws should be included to hang a door, include it. If you don’t, any builder would be justified in charging extra.
· Make sure that you agree from the outset that payment should be staged against the completion of project milestones. With a lump sum in his back pocket, any builder has far less incentive to do a good job (or any job at all).
· There are a few pieces of paper you should always insist on seeing:
- A public liability insurance certificate
- Guarantees for any products they are supplying
- Guarantees for any works carried out.
4. What do I do if it all goes wrong?
· If you have followed all of the steps we’ve just outlined, you shouldn’t have any problems in the first place.
· In the event that you have a problem, you can use the arbitration processes of certain trade bodies including the FMB and the Gas Safe Register.
· As a last resort, you can go to trading standards and / or take the offender to court. But if you’ve staged your payments correctly, your losses should only ever be negligible.
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