Once you have agreed exactly what you want to build or change, you will need to choose a builder or contractor to turn your plans into reality. You might use one firm or main contractor for all the work or choose to project manage the scheme yourself and employ sub-contractors. You, or your builder, will also need to find and employ contractors for unregulated work like internal wall tiling, decorating, or flooring.
Having building work done to your home is one of the most significant decisions you will make. Many homeowners have achieved the house of their dreams, with more space, better layout, and modern finishes, by working with a good builder, but others have found the process didn’t work the way they hoped, so it pays to do your homework.
Did you know?
- Most improvement works are subject to some form of control or regulation against many different national standards.
- Some parts of the home improvement sector, such as heating installation and electrical work, are regulated, and installers must be registered with an organisation called a Competent Persons Scheme.
- General builders do not need to be registered but must work in accordance with the Building Act, Building Regulations and other British Standards. Some projects require building regulations approval, and some require Planning Permission.
- As a homeowner, it is your responsibility to find out whether your project requires Planning Permission. Some homes have Permitted Development rights. You can find out more by visiting the Planning Portal https://www.planningportal.co.uk/ or by employing a professional like a planning consultant, architect or architectural technologist who will have detailed knowledge of the requirements.
- It is also your responsibility to make sure your project complies with the Building Regulations, which includes choosing the right builder who is competent to carry out the work. This may require the submission of an application for Building Regulations approval, which is not the same as planning permission. Again, you can employ a design professional to prepare your plans for submission, and you can find out more by visiting www.labcfrontdoor.co.uk
- Please don’t be tempted to try to save costs by disregarding these requirements. This is illegal and unsafe. A quality builder will not agree to work without the relevant permissions in place.
- You can obtain these approvals yourself before you start looking for a builder. Alternatively, your builder may offer a design and build service. Whichever way you go, it pays to have a clear idea of what you want to achieve and a realistic idea of what kind of budget you have to work with.
- Always take your time choosing the right builder for your project. Whoever you choose to work with, having tradespeople in your home for a long period of time can be stressful. It is likely to generate noise, dirt, and disruption; however good the builder is, so choose someone you feel you can get on with and communicate with about any challenges along the way.
- There is no recognised qualification that a builder should have, although many do have qualifications and have served apprenticeships. Construction is largely an unregulated sector, so you may wish to look for a firm that is a member of a reputable trade body like the Federation of Master Builders. You check with that trade body that your builder is currently registered and that necessary checks have been carried out on the business. Many trade bodies have dispute resolution services which can help you if things should go wrong during the project.
- TrustMark www.trustmark.org.uk is a good place to start as it is a government-endorsed quality scheme. Other trade bodies operate within the Trustmark scheme. There are online review sites and services that aim to connect trades with customers, which you may also want to look at.
- Some associations regularly monitor or vet their traders and check out their financial credentials and insurance provisions. Others simply charge a membership fee and don’t carry out any checks. You can find many UK Trade Associations here https://builduk.org/members/trade-association-members
- Most trade organisations recommend getting quotes from three builders. This isn’t about going for the lowest price; it gives you a chance to compare how each business operates. If you use the plans that your designer has drawn up for you, particularly any detailed plans and specifications that have building regulations approval, this will help your builder to quote accurately, avoiding nasty surprises later on.
Things to discuss with a potential builder:
- Do they provide a detailed quotation and promptly respond to any questions?
- Do they have accident and personal liability insurance, and do they provide any financial protection to you as their customer, such as insurance-backed guarantees or warranties?
- Will they provide a written contract?
- Will they require a deposit? An upfront payment is not unusual, particularly where any bespoke materials need to be ordered. Is this deposit protected?
- How long will you have to wait for them to start work? The best builders are very busy, so you are likely to have to wait. If they can start immediately, find out if there is a reason for this.
- Can they provide references from previous clients they have worked for so that you can see the quality of the work carried out and talk to their clients about the experience of having that firm work for them? You are likely to be spending a lot of money, so don’t be afraid to ask this question, and if the builder is reluctant, that is not a good sign.
- Talk about any deadlines you are working to, as well as any restrictions that might apply to the work, such as parking, access, and even the budget you are working to, so that everyone is clear about anything that might delay or affect the work.
- Ask them about their relationship with your local building control team. This should be a positive relationship, and good builders are happy to have regular inspections from building control. You can ask your local surveyor to keep you involved in the inspection process and provide brief updates following inspections. (Remember that you’re ultimately responsible for building regulations compliance so this is very important.)
- Make it clear to your builder before you start work that you expect to receive copies of all certificates, such as building regulations approval or Building Notice acceptance, electrical and gas certificates, warranties, guarantees and instructions on how to use your ventilation system, fire alarm and detection system and the Completion Certificate.
- Agree on hours and work days. For example, you may have asked them to start work after 8.30 am to enable the household to prepare for the day or may prefer them not to work at weekends. If this isn’t followed, you should remind them what was agreed and ask them to follow that.
- Always agree on a ‘scope of work‘ – documents which details item by item what work will be carried out, when, the materials that will be used and how the work is going to be carried out. This will help protect you and your builder by minimising the risk of mistakes and misunderstandings further down the line. (Ask questions if you aren’t clear on any of the details.)
And finally, good luck with your building project! Remember that having builders working on your home often requires patience and compromise, but it will be worth it when your investment comes to fruition and your home works well for you and your family.
The NHIC wishes to thank WG2 | Consumer Voice members for contributing to this guide.
Please note that this guidance document produced by the NHIC was correct when published. However, information and regulations may have changed since its publication. Therefore, seeking the most up-to-date information and expert advice is always advisable before making any decisions related to Choosing a Builder.
