Choosing a Builder

Finding a builder that's right for you

When choosing a building contractor you should consider your choice very carefully and you are advised to check them out before employing them. If you employ a good reputable building contractor in terms of price, reliability and workmanship, the potential for problems will be greatly reduced. The Council's Building Control Officers are not there to act as your clerk of works; they are there to check that the work undertaken satisfies the Building Regulations. You are legally responsible for making sure that all works complies with the relevant regulations.

Simple Advice

Get recommendations - ask friends, family, neighbours if they know of reliable contractors who have experience in the type of work you are after. Check out any supplied written references and if possible go and view some of the work.

Find out if the contractor is a member of an appropriate trade association. These associations carry out checks on the builders before membership is granted. This will minimise the risk of choosing a “cowboy builder” although there are no guarantees about the quality of workmanship. Two of the most common associations areThe Federation of Master Builders and National Federation of Builders. Also check out the association - look for ones with strict joining criteria, codes of conduct and clear complaints procedures. Some may offer forms of contract, protection schemes and warranties.

Look for the Trust Mark - the Government introduced the trust mark scheme in January 2006. This scheme covers all building trades, this means the traders have passed the checks needed for membership.

Choose established contractors with premises you can visit and ask how long they have been in business - if things go wrong you should then be able to contact them. Ensure you have addresses and details of the contractors if you need to contact them in writing. Remember phone numbers are easily changed leaving you with no way of contacting them.

Always obtain at least three written quotations for the works with a break down of works to be undertaken.

Don't make assumptions about the quality of fixtures and fixings to be supplied (kitchens, bath suites, doors and windows, electrical provisions etc). If you have specific requirements ensure the quotation includes reference to them. The cheapest quote is not always the best and the most expensive will not always guarantee quality.

Once you have chosen a builder

Agree payment terms before the work commences - be careful on upfront payments - ensure you know what you are getting for any upfront payment. It may be difficult to get monies back. Contractors offering cash / vat free deals are not easily tracked down if things go wrong. Where possible pay by credit card - this gives you extra protection if the work is not satisfactory, because you may be able to claim for compensation from the card company.

It is recommended that you use a formal contract, for example the Joint Contracts Tribunal (JCT) Building Contract for home owners / occupiers. This will give you invaluable protection should a problem occur when the work starts.

And finally...

Agree at the beginning to withhold a final payment until you are fully satisfied the works are complete and the Local Authority Building Control Surveyor has issued the required Completion Certificate.

Never let your contractor start works without checking with the Local Authority Planning & Building Control that all necessary approvals have been obtained. Also ensure that all conditions imposed on the Planning and Building Regulation approvals are addressed before work commences.

Finally, ensure you obtain your Completion Certificate, which will be required for any future house sale.

What do to if things go wrong?

• Complain: Give your contractor a chance to put things right. If you are still unhappy, put it in writing with a resolution deadline.
• Consider withholding payments - but check the contract you have with the contractor
• Keep a diary recording all phone calls and conversations. Keep copies of any letters sent. Take photographs of any work you are unhappy with recording the time and date they were taken.
• Get advice - speak to the Trading Standards Department, Citizens Advice Bureau, consult a solicitor, engage a Chartered Building Surveyor or other suitably qualified professional person.
• If the contractor is a member of a trade association, speak to them they may offer an arbitration scheme.
• Speak to your Building Control Officer, who may be able to assist on health and safety issues.

 

Contact Building Control

Email: buildingcontrol@dover.gov.uk