Choosing the Right Contractor
August 9, 2009
Preparation - The Importance of a Specification
Choosing the right contractor to undertake our home improvement work is a decision we cannot take lightly. A poorly completed job can leave a legacy that may compromise your future ability to sell your property. On the other hand, a well-designed and executed scheme will provide you with satisfaction and confidence that when it comes to finally selling, your home will have the competitive edge over similar properties. Getting the contractor at the right price is key and in this article, we will attempt to help guide you through the process of choosing the right contractor.
Inviting Quotes:
The golden rule is always "shop around" and get at least 3 quotes or estimates from contractors (regardless of the size of the job). In order to be able to invite quotes, we need to offer those quoting for the job, an equal chance of success by providing material that is comprehensive and easy to understand. Within the profession this is often referred to as the specification or "spec" and comprises detailed plans showing both the before and after together with a list of the operations necessary for this job to be carried out. For this purpose, I would urge you to contact an architectural practitioner to do this and I therefore point you toward those preferred partners featured on the website.
Comparing Quotes:
Once we are satisfied that the information is complete, these documents are then ready to be sent out to three (or more) contractors who are invited to submit a fixed price for the work, together with evidence of their bona fide business status and possession of suitable insurance cover. You and your chosen architectural practitioner have then to decide which tender is most promising. Please recognise that this does not necessarily mean choosing the lowest price. Factors such as a builder's track record and their reputation for quality and reliability should not be ignored.
The importance of the specification should not be underestimated. If we simply asked three builders' to quote for a job riddled with unknowns, it is highly likely we will end up with three wildly different quotes. Take a simple improvement such as the addition of a conservatory for example; one builder may envisage that it will be built using dwarf walls with a suitable concrete foundation, while another builder may be thinking of building with glass panels straight on top of the existing patio slab. This example highlights some of the variables that can influence the quotation. Please remember that even if you are satisfied with the quotation offered, please ensure that the work proposed by the builder is presented to you in a written form and includes the 6 points we refer to at the end of the article.
Costs and Appropriateness of Materials:
Whilst the experience and reputation of the builder is important, a critical factor that affects the job is the cost and quality of materials used. Take the example of a brick that can vary in price from around £150 to over £400 per thousand bricks, depending upon type, quality and appearance. Construction work should where possible use materials that lends themselves to the existing building. If you live in a Victorian property, it may be necessary to source reclaimed bricks that will come at a financial premium when compared to "common" bricks. On the other hand, an extension may offer the opportunity to stamp your own personality on your home and you may prefer to go for a contemporary design using a mix of both contemporary and modern materials. Most planning authorities wouldn't have an issue with this approach if you can demonstrate why in your opinion a more modern design approach should be adopted.
The 6 Point Checklist to Estimates:
Your specification must be comprehensive and easy to understand. Contractors should:
- Provide details of their qualifications and proof of insurance
- Fees for permits, building control and utilities be included
- Allowance should be made for demolition, clean-up and debris removal
- Allowance for site work, including levelling, tree removal and landscaping
- Allowance for project construction (including itemised costs and allowances for all work and materials and a statement of who pays for telephone calls, water and electricity used)
- Allowance for finish and decoration work (also itemised as above) and importantly, a contingency for unforeseen works.
The key to a successful project is preparation. At the end of the day, it is your project, your home and your money that will make it happen. As bitter experience has taught us, cheap is not always best!
This is part three of our four part Guide to Making your Project a Reality.
To find a company who may assist you further, simply click on the free links located on the right hand side of the page.
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