If you are considering having building work done it is important to take time to make sure you choose the right builder.
Here are some tips that will help you to make the right choice and avoid problems:
1. Know what you want. Be as specific as you can. Prepare a detailed brief and, ideally, drawings that can show your intentions. If you hire an architect he/she will be able to prepare a set of tender documents that will include the full specification of the works and the tender drawings.
2. Ask for help from respected trade bodies. Contact your local builder’s organization and ask for a list of registered members. Making sure builders are a part of a respected trade organisation, means that they have passed certain membership requirements and standards.
The Construction Industry Federation (CIF) represents the Irish construction industry.
HomeBond is a guarantee scheme established in 1978 by the Construction Industry Federation and the Irish Home Builders Association, in conjunction with the Department of the Environment. Homebond provides structural defect insurance, smoke penetration and water ingress cover and cover for loss of deposits or stage payments.
3. Ask for recommendations . Get in touch with friends and family who have recently had some work done and check if they were happy with their builder.
4. Prepare a shortlist . Find at least three builders who look like they will be able to do the work you need done in a professional manner. Ask the builders for references from previous customers and check them.
5. Get at least three quotes. Invite the builders to tender for your works. Send them all your tender documents detailing the works as much as possible. When you receive the quotes make sure you compare like with like. Does the quote show attention to detail with a breakdown of the project and materials? If little attention to detail is shown, or you can’t really understand how the builder came up with a figure, this should raise concerns.
6. Agree on the work in writing. At this stage you have done all your homework and you are ready to proceed with the builder you selected. Agree on the work and document it. Use a contract. If you are working with a RIAI architect he/she will be able to advice about the best type of RIAI contract for your works. You can also download a sample contract template here.
If the builder does not want to commit to a written contract, don’t do business with them.
Having an agreement or contract in writing ensures that both parties are clear on exactly what is required, and is committed to the work.
7. Correct Insurance. Ensure that the builder’s public liability insurance is comprehensive and valid. If you are remodelling or extending your own house contact your own insurance company to check how the building works affect your own insurance policies.
8. Agree a payment plan. Make sure everything is clarified before works start, especially regarding payments and when they should be made. Never pay the full cost of the project up front and avoid paying deposits.
9. Be careful of “VAT-free” deals. Any trader wanting payment in cash is usually doing so in order to avoid paying tax, and also to avoid responsibility in the event that anything goes wrong with the work. Without a proof of payment you may not be able to claim the costs you have incurred.
If any problems arise during the building work, talk with your builder about them straight away and make sure he fully understands your instructions.
Make yourself available for the people doing the work to contact you, so that they can raise any issues that arise and avoid any costly mistakes.
A good builder will belong to a Trade Association, undergo continuous training, have public liability insurance, be happy to give you an estimate in writing and will not ask for unusual payment methods.
