Unsure or Apprehensive?
Now is the time to consider doing that extension, garage or loft conversion or even building that new house which you have been promising yourself. The merchants and building contractors are keen for your business and deals are there to be done.
Remember a well-planned home improvement will add sale potential of your property weather you sell immediately or a few years down the line.
So how do you start?...
Do you need planning?
What are building regulations?
I understand it can be a daunting thought of employing a builder!
Lets put your mind at ease…..
Planning Some small schemes are exempt planning and classed as permissible developments. Most new buildings, major changes to existing buildings or to the local environment need planning consent. Whether you are planning to extend up, out or down, it is always best to check with your local Council's Planning Department as to whether you need planning permission before embarking on any kind of building project.
You can find out for yourself by contacting your local planning office and doing a planning enquiry. Some councils charge for this service (Fylde Borough charge £30). You will have to fill in a simple form then provide them with a sketch and description of what you intend to do. Planning permission will require the services of a professional to produce drawings and sometimes reports. A good Architect, Architectural Technician/Technologist or Building Surveyor can provide a full design service, depending on their individual expertise. The council will require an application fee and the council process takes 6 to 8 weeks. Check out your local council's web site. www.fylde.gov.uk/planning and www.planningportal.gov.uk for further advice.
Building regulations Whether or not planning permission is required, anyone wanting to carry out building work is required by law to make sure it complies with the relevant Building Regulations. These are designed to ensure that the finished building is both safe, healthy and energy efficient. There are two means of application - a Full Plans application or the Building Notice procedure. Both require the payment of the appropriate fee. An additional inspection charge is made on a Full Plans application. The Building Notice procedure is designed to enable you to start work quickly but is not recommended for general practice as your costs of the build may rise when the building control officer asked for items not covered for by the builder. Again a good professional service will provide the full detailed drawings and specification for building regulation approval and enable builders to be able to price up the project.
Tips on employing a builder Rest assured despite all the TV programs, not all builders are rouge builders.
Stick to the basics
1) Ensure you have a good set of detailed plans and specification. A work schedule is always worth the investment.
2) Choose a minimum of three contractors to price the work and check their competence i.e. federation of master builders, NHBC, gas safe or NICEIC. Ensure you have his name, address, telephone no and mobile no. Public liability no. and Vat registration no.
3) Ask for details of past customers and go see the work. Ask them about the work that was done on their house, ask to see were he is currently working and talk frankly to the other customers without the builder being there.
4) Don’t always go for the lowest quote you have to feel right about the person you are letting into your house it is important that you have confidence when employing a builder.
5) Ask about subcontractors for plumbing work electrical work. Be clear about who is responsible for them - you or him? (preferably him).
6) Never employ anyone coming to your door for work without checking him out first and be wary of someone offering to do the job “cash in hand”.
7) Never give tradesmen cash up front. All tradesmen can get materials on a 30 day builder merchant account.
8) Ask him lots of questions no matter how silly or awkward you think they might be i.e. What hours do you work? What are extras and how do we deal with them? What about a retention sum and time scale?
9) Sign a formal contract with him agreeing commencement and completion dates, price and payment methods and retention of monies for defects that may arise from the work done and agree a set period of time. The builder will have to come back to put right any defects before this retention money is released.
10) If at any stage you are unhappy with his work tell him immediately to give him chance to put it right at minimum cost.
Again a good professional service will provide a site supervision service and help with the appointment, contract and payment methods. Check out www.fmb.org.uk
