Builders and contracts

[alfiebrady]

I'm looking into engaging a builder to do a loft extension for me (never employed one before): what sort of terms are commonly agreed for a job of that sort? Fixed price, or time-and-materials, and what else would you have in a contract?

[buildersmate]

Draw up a rough description of what you want, maybe having spoken to a couple of likely builders first. Make it clear that you are determined to go ahead and have adequate funding, you are going through the first stage in finding someone who you feel you can work with. Nothing builder hate more is potential clients who shilly-shally around whether they want to do something or not. The spec doesn't need to be complicated - however you are almost certainly going to require Building Control approval for such a mod anywhere, so proper drawings will be required. Best to pay separately for these first (employ architectural technician), then use these to get quotes. I said QUOTES not ESTIMATES! which are exactly that. You definitely want to be on fixed price, not time and materials, if you know what you want and have a spec. Builders know this. On a contract of this scope, probably best to engage by writing a letter agreeing their price of X to deliver you a loft extension to the drawings in Y - nothing more. There are draft contracts you can buy over the web from RIBA called JCT - Minor Building Works, but these are really for when you employ an architect or other professional to supervise - not want you need.

During the work, check what you can see them doing at the end of each evening and raise any concerns as you go along. Pay for the job at the end, NEVER UPFRONT. If the job is going to last longer than 4 weeks, pay in stages.

Finally there are as many feeble clients as there are feeble builders. Just play fair and be reasonable, and demand the same in return.

[buildersmate]

A bit more. Builders make a heck of a lot of money from extras or changes to spec. If this is unaviodable, or you want something extra, agree the price for it BEFORE you agree to the work. Drop a line, just to confirm our conversation of yesterday, we agreed an additional price of X for you to do Y.

[smurfchops]

Look at my answer to this question, it may help - saves me typing it again !

http://www.theanswerbank.co.uk/Home-and-Garden/Question210827.html

[alfiebrady]

Thanks for the advice - much appreciated!