When planning on undertaking a major building project, most of us outside of the industry, are fraught with fears derived from hearing endless horror stories of ‘cowboy’ builders… who haven’t completed a project properly, cuts corners and charged way too much!
With most of us being none the wiser, this article aims to help you become better informed and prepared - so that you can find the perfect contractor and turn your dream project into reality!
Finding the perfect contractor:
Contact a professional Project Management Consultancy, who can help manage and guide you through the end-to-end process, thus taking away your stress.
Ask friends, family, or colleagues for recommendations, before conducing some online research.
It is recommended that ideally you obtain a minimum of at least three quotes for your project, from different contractors. The best way to achieve this, is to identify at least five potential contractors to invite for site visits and to tender for the work.
Take the opportunity to meet with them and talk through your plans. Use the meeting to assess their method of working, credentials and previous projects. Take the time to ask any questions you may have, as this is the ideal opportunity to receive instant answers.
Do your due diligence:
Ensure you to your due diligence into any contractors quoting for your project. Check they are legitimate, able to provide you with all the insurances and guarantees and review their credentials and previous projects.
Joe Smereka, Managing Director of Buildwrights, advises homeowners to ask for their tender responses to include:
o Evidence of their public and employer’s liability insurance
o Details of their health & safety policy and record
o A bank reference
o Professional reference from previous contract, e.g. an architect
o Customer reference from the previous contract
o How long they have been established
o Employees or sub contractors used.
o Details of their previous work and an indication of their suitability for your type of project
Tender documents:
It is also hugely importance that as a homeowners, you provide well thought- out tender documents. These will help ensure you receive realistic quotes back and that your project remains in line with your budget.
It is often advisable to hire a qualified architect to scope the project work, provide these tender documents, help with planning permission, as well as potentially help with recommending reputable contractors too.
Tender documents need to be prepared and then sent out to your chosen shortlist of 3 or 4 potential contractors to seek tenders (bids) at tender phase.
The main documents required are a covering letter, form of tender, terms and conditions of the contract, bill of quantities, architectural designs and health and safety information.
The formal invitation to tender letter needs to be accompanied by your architects plans and drawings (printed to scale), copy of planning consent, any calculations from the structural engineer to allow the contractor to calculate them into budget if applicable. Remember to add an additional contingency amount (10-15%) for unforeseen expenses.
The tender documents need to cover all aspects of the build - from ground works, to finishing’s and can be used in conjunction with the plans. This full specification of the work will need to be discussed and agreed upon before the start of a project to avoid disputes at the end.
Producing such a comprehensive series of formal documents might seem like overkill, but it’s worth it. The time spent doing this will get you the best outcome and ensure your project runs seamlessly.
Evaluate the quotes
Once you have received multiple quotes, carefully consider each one. The project quote should be transparent and thorough. Every detail of the project should be noted, including the cost of materials, start and finish dates, and hourly rate. Your quote should also include factors like disposal/dumpsters, permits, portable toilets and labour cost (Self-build, 2021).
A good contractor will make sure the information is in an organised document. If your quote is not properly itemised, feel comfortable asking for a revised quote before signing a contract (CLPM, 2021).
Remember, you are always able to negotiate with contractors on aspects of the quote, and if doing so, then this is best done before signing a contract. Discuss your budget with your contractor and agree, that any unexpected project expenses will be presented in writing to help you remain within your budget.
If you’d like to understand more about how we London & Home Counties Alliance can help provide professional Project Management to take all this stress away and help build your dreams into reality, then get in touch at marketing.assistant@londonhca.co.uk