How do I find a builder?
There are three main hurdles when it comes to self-building. The first is finding land. The second is the design and planning stage, and the third is finding a builder and subcontractors. Many self-builders rush to get started with their project. This means they often turn a blind eye to any doubts they have about the trades they employ. Here we highlight the key factors to help you avoid the common mistakes when it comes to finding a good reputable builder in your area.
Where to find a reputable builder
Ask friends and family – Nothing beats a recommendation from someone you know who’s had a good experience with a builder and the team on their project. This is a great opportunity to ask questions and see the results of the workmanship up-close.
Speak to our customers – Take a look at our case studies on our website, perhaps you live local to one of our customers and would like to know more about their project and builder? We can put you in touch.
Seek professional recommendations – The Federation of Master Builders holds a directory of FMB members on their website (www.fmb.org.uk) who are independently inspected before joining. You can search by name or postcode and view testimonials and case studies.
Call upon trades you know – Plumbers, electricians, carpenters have their own network of builders and subcontractors they like to work with who’ll be local to where you live.
Do your homework
When you find a builder, the best way of finding out how good they are is to ask their previous clients. Also to see examples of their previous work. Have the courage to ask where they’ve worked before and arrange to go and see the work. Ask to see previous projects so you can see the quality of the finished work. Speak to the customers. What was the builder’s project management like? It’s important to understand how they handled cost planning and scheduling. A key question to ask is how did they communicate changes to the costs so there weren’t any nasty surprises? If you change the design or materials, a reputable builder will forewarn you of additional costs and confirm this in writing. Also: were trades cordial, timely and work well together? Did they leave the site tidy at the end of each day? What makes a good experience for one customer may not be the same for another so think about asking the questions that matter to you. Speak to their previous clients and check the following:
- That they are not relatives
- If everything was done properly
- If the work was completed on time
- If continuity was maintained on site
- If they were helpful
- If they stuck to the agreed budget or whether there were extra costs
It’s also worth arranging a financial check or speaking to the local building inspector. There may be additional and valuable information to find out.
Interview the shortlist
It’s a good idea to get quotes from at least three builders and then invite each one round to go through it. Listen to your instincts as you’ll be trusting this person with a large sum of money. The most successful builds always involve a good relationship between the homeowners and builder. After all, you’re going to be in each other’s pockets for months on end so you need to feel comfortable asking questions and confident they’re good listeners. Choosing someone local is useful for a prompt start time and if an emergency crops up out of hours.
When you find a reputable builder, understand who is responsible on site
Some people decide to manage the site and all subcontractors themselves. With this approach remember that the buck stops with you. It will be your responsibility to make sure all materials and labour are on site at the right time. Also to ensure that materials have been ordered in the right quantities. This role needs to be taken seriously and carried out efficiently otherwise the site will suffer. Also relationships between you and your subcontractors will begin to break down.
Each trade has their own responsibilities however there are ‘grey areas’ that fall in between the trades. Unless the self-builder is willing to take on these tasks, they need to be allocated. For example, it is not the responsibility of the bricklayer to clear up the debris that falls as they work. However, somebody needs to clear it up so not to impede on the trades that follow.
It is important to discuss these grey areas at the beginning when you find a builder to avoid problems further down the line. If you use a builder, then your role in making the correct decisions and choices in good time is reduced. This can often be a better and safer option in some cases.
How do they work?
How many other jobs are they working on? Is there a dedicated team or will they schedule in trades as and when needed? Often builders work with a mix of employed and self-employed trades – for example, a plasterer is only needed towards the end of a project.
Are things too good to be true?
Be wary if a builder is available straightaway unless they have a watertight reason, such as a job has fallen through or finished earlier than anticipated. A quote that’s a lot lower than others may not include everything. This could mean unbudgeted pay outs later on, or a builder walking away as they can’t make a profit. A quantity surveyor can cost plan your project from the drawings to give you a detailed cost breakdown to compare against. Also check insurances, warranties and health and safety procedures.
Establish the terms of the contract
The looser the terms of the arrangement, the more ambiguous the work will be. Whether in writing or not, the contract between you and your subcontractors must have a clear outcome.
At the very least, it is important to write to each contractor before they start work on the project, setting out your understanding of the arrangement. This should include a price, how and when they will be paid, and detail the reference numbers of the plans relating to the contract. It should also state the date they are to commence work and the estimated time of the project’s completion.
If you are using a builder, then a short form of contract such as the Homeowner Contracts from the Joint Contracts Tribunal which are available to download online at https://www.jctltd.co.uk/category/home-owner-contracts is a good idea to ensure that you are covered if something goes wrong.
Never pay for work in advance when you find a reputable builder and other trades
There is never a need to pay builders or subcontractors upfront. Your contract should detail the stages of payment in arrears and that should be stuck to. Reliable trades would not need an advance payment for their work and should have a decent credit rating that allows them to pay for materials at the end of the month, following the month of invoice. If you’ve specified a particular item that is either going to stretch their credit level or is from a source where they can’t get credit, then the solution would be to buy the item yourself.
If there is ever a request for you to pay in advance, stand back from that proposed contract. On the other hand, always pay your trades at the agreed time otherwise you risk an empty site and all continuity will be lost.
Know how to spot the signs of failure
Even if you find a good builder in your area, it is still important to stay involved with the project to spot any issues that may be arising. Keep an eye out for long gaps in the work with little or nothing happening on site and demand continuity. If your tradespeople fail to turn up to complete second fix tasks long after they’ve completed their first fix or carcassing, they you need to ask them why.
Likewise, if materials you assume had been ordered a long time ago fail to arrive as scheduled, then you need to make the necessary enquiries.
All of this indicates that your builder or subcontractor is in financial trouble. It is likely that tradespeople won’t come back because, despite the fact that you’ve paid the builder for the first fix stages, the trades themselves haven’t been paid, and the reason for the materials not arriving is perhaps because the merchants have put a stop on the builders account.
Take control of the situation. Speak to your builder and find out what is going on. Remember that you have no obligation to pay the tradespeople for the work they’ve done up to then – especially if you’ve already paid the builder and they’ve failed to pass the money on.
