Specs for Giving Out To Builders

Technophobe

Hi,
I would appreciate some guidance and help with this please...

I am starting a new House Build from scratch (green field at moment but ready to go now!!) and am nearly definite in having to go the route of using a Builder to complete project. Hope would be they would get me to turn-key stage, where I can walk in and put in a kitchen, paint/tile rooms and put down floors etc…

I am anxious to give out the plans and spec details to builders ASAP and was advised that as far as possible I should have nearly pre-choosen and then specify particulars like windows, cills, slates, stone type etc down to the manufacturer on the spec.. I was told that this then would help prevent builders trying to explain away differences in their quotes from other quotes and should help ensure better consistency....Sounds like it makes sense I suppose!

What I want help with is what exactly builders will need from me along with the copy of the plans?
How much stuff do I need to do…How do I break it down into sections etc?
Forgive me as I am clueless on this bit...

Also, does the builder I select necessarily need to meet with the Architect (hard to pin him down I'm afraid)


thanks in advance..

Builderfromhell

Briefly, your Architect should supply a full set of tender documents which would include a detailed specification.
That is, presuming, that was part of the service agreed with your Architect.
Getting a quote based on planning drawings only (as so often happens), leaves you, and your builder, open to interpreting what was and was not included. Neither of you are likely to be happy with outcome.
I expect this topic has been addressed in detail before.

RKQ

I agree, you must supply information on everything.

Type and size of slate, felt, batter, rafter, floorjoist, floorboard, insulation in walls, floor, ceiling and attic.
Type of internal door, size and type of skirting and architrave. Everything down to the type and number of socket, switch, tv and light fitting!

It would be best to seek professional advise. A number of Building material suppliers offer a "material list" service or you could retain a Q.S.

The more detail, the more accurate the quote the less room for errors or misinterpetation.
Good luck

Heatherview

Hi technophone
Think out exactly what you require,or get a spec of your QS what you want.There is so much in the house eg

1. Types of Radon Membrane, sumps etc
2. Floor Insulation
3. Wall insulation
4. Timber first floor joists or ceiling joists
5. Roofing timbers / felts / velux Windows / slates / tiles / ridge tiles
6. Attic ladders
7. Solar Panels
8. Slabbing / plastering
9. Doors / frames / locks / handles / saddles
10. Timber floors
11. Attic Insulation
12. Kitchens
13. Fireplaces
14. External doors / windows
15. Plaster finish outside
16. Heating / sanitaryware / fllor wall tiling /
17. Electrical
18. Just to mention some items ?

Technophobe

Cheers to all for input..am working on it now so will finsih it today and get it out to a few builders...from what I hear from some of them, thing are quiet (surprise, surprise!!) for even the good ones, so hopefully prices will reflect this....

sydthebeat

Technophobe wrote: »

Cheers to all for input..am working on it now so will finsih it today and get it out to a few builders...from what I hear from some of them, thing are quiet (surprise, surprise!!) for even the good ones, so hopefully prices will reflect this....

it can be quite a dangerous thing to write up your own specification for builders to price from...

if you are not experienced at this i can guarantee that you will forget and omit something from a construction specification.... this can lead the builder to claim extras all over the place when building... as in.. "it wasnt included in the specification i was given so i didnt price for it"....

be very careful....

a typical construction spec for a dwelling could be 30-40 pages thick (obviously depending on font and font size ).....

GoneShootin

Im at the same stage as the OP and what I've been doing is talking to a few builders trying to combine all the different spec options, and then going back to the same ones again with the UBERSPEC for an updated price. One thing Technophobe is to take your time!

fitzie79

i have just gone through the stage of getting quotes from all the various builders. my engineer had done up a detailed spec and i can't recommend this highly enough - unless you know a lot about building best to get someone with experience in to do up the spec. he will include things that you wouldn't have considered and it will prevent disputes with the builder down the line.

one thing that i found though is that some builders veer away from the spec - in some cases they quoted for the insulation that they would recommend (usually the one they're more comfortable with) and not the type i specified. Also, a number of them left out certain items (garage, driveway etc) - i presume to make their quote competitive and get them to the bargaining stage.

Quazzie

sydthebeat wrote: »

a typical construction spec for a dwelling could be 30-40 pages thick (obviously depending on font and font size ).....

Care to post a sample there Syd

MacTheKnife1

Q2002 wrote: »

Care to post a sample there Syd

I second that!!!

RKQ

Don't think this is the Freebee section.

Lot of work in a spec and though alot is standard, each spec should relate to the house with reference to drawings and details. Each spec is specific to that structure and site. One size doesn't really fit all!

To be fair, I doubt Syd could help...

Quazzie

RKQ wrote: »

Don't think this is the Freebee section.

Lot of work in a spec and though alot is standard, each spec should relate to the house with reference to drawings and details. Each spec is specific to that structure and site. One size doesn't really fit all!

To be fair, I doubt Syd could help...

I originally said it as a joke because I can't imagine it running over 30 pages, but now I'm very interested to how much details these can run in to.

I agree though that syd shouldn't be posting anything that might belong to someone else, or even worse lead someone here down a wrong path by them just copying and pasting.

MacTheKnife1

Q2002 wrote: »

I originally said it as a joke because I can't imagine it running over 30 pages, but now I'm very interested to how much details these can run in to.

I agree though that syd shouldn't be posting anything that might belong to someone else, or even worse lead someone here down a wrong path by them just copying and pasting.

Anyone who would copy and paste from another spec would deserve what they get.

Spec is specific to each house.

That said I would love to see a spec if only to give me an idea of how complex they can be and to better understand the wording required for the spec.

Would be great if someone could post one - with the identifying details of the particular house removed of course??

MacTheKnife1

RKQ wrote: »

Don't think this is the Freebee section.

I'll ask the obvious dumb question: what is the freebee section (new user, only started using this site two weeks ago is my defence )

Quazzie

Its a part of boards where people notify where you can get free stuff.
Freebie Section

RKQ

If you have a basic knowledge of construction, are willing to put alot of time and effort into it then you'll be able to write a spec.

Its important to start at the bottom and work up, so start at type, width, depth of foundation - grade of conc, size / code for steel reinforcing.... price everything, especially list the name of the manufacturer you want to use, as this is price specific and avoids confusion or disputes. Describe all construction up to roof level, then start interior - plaster, skirting, paintwork etc - how many coats, what paint manufacturer, what colour?

Slate and tile manufacturers usually have a spec on there broucher / web site. Visit your local hardware for manufactures names, brouchers and descriptions.

Look at your drawings and describe everything in writing, in as much detail as possible eg what type of internal doors, what size, what manufacturer, how many hinges, what type of ironmongery, ironmongery manufacturer etc?

As you can see it gets very detailed and can be quite complicated. It can be done DIY but it might be better to get a Professional.

smashey

I wouldn't be for posting a spec here. The person who designed the house should provide a spec for it.

sydthebeat

Q2002 wrote: »

Care to post a sample there Syd

forward me on a couple of hundred yo-yos'....



just kidding....
the last spec i did was 44 pages....

heres an example of the different headings:

Section 1. - List of Drawings included with Tender.
Section 2. - Preliminaries.
Section 3. - Excavations for Substructure.
Section 4. - Concrete, Reinforcement, Foundations and Concrete Floors.
Section 5. - Blocklaying, Openings in External Walls.
Section 6. - Fireplaces and Chimneys.
Section 7. - Carpentry: Timber Floors, Roof & Ceilings.
Section 8. - Joinery.
Section 9. - Drainage and Rainwater Goods.
Section 10. - Ventilation.
Section 11. - Plastering.
Section 12. - External Works.
Section 13. - Painting/Floor/Wall Finishes.
Section 14. - Plumbing & Heating.
Section 15. - Electrical Work.
Section 16. - Security.
Section 17. - Garage.

and just to give you an example of what detail we go to... each section is broken into different areas..

for example painting/floor/wall finishes includes the sub headings:

General.
Stopping.
Knotting.
Priming.
Internal Walls & Ceilings.
Woodwork – Interior.
Woodwork – Exterior.
Exterior Masonry/Plaster.
Floor Finishes.
Wall Tiling.
Cornices
Picture Rail.
Dado Rail

so basically absolutely everything that is to be included in the dwelling is included in the specification... therefore all tenderers price for the same thing and a true decision can be made on receipt of quotes....

muffler

You forgot the house warming party items

Quazzie

Wow thats a lot of detail. Extremely interesting for an outsider of the trade to see something so comprehensive. Thanks for the post syd. It really shows how much effort goes into your job, and also how anal you are.

sydthebeat

Q2002 wrote: »

Wow thats a lot of detail. Extremely interesting for an outsider of the trade to see something so comprehensive. Thanks for the post syd. It really shows how much effort goes into your job, and also how anal you are.

:D:D

unfortunately in my job, being anal is a must!!

briman1983

If anyone could point me in the direction of where to look at a sample spec it would be great have to prepape a spec for a house for a college project. I knows you can get a lot of specs off drawings and plans off county council websites.

sydthebeat

briman1983 wrote: »

If anyone could point me in the direction of where to look at a sample spec it would be great have to prepape a spec for a house for a college project. I knows you can get a lot of specs off drawings and plans off county council websites.

any 'specs' on council websites would just be generic building reg compliance specs... not much use to you

you will need to write up the spec yourself.... you will learn a hell of a lot about different materials if you have to reasearch them all your self... density of blockwork, mixes for differnt uses of concrete, different reinfocement specs and what they actually mean etc...

use the headings above as a basic template and fill in all subsections yourself....

Slig

Something I find essential on a spec is also the grades etc. especially of concrete and dont forget to include instructions on the slump test, cube test et all including when they have to be done and how.

The main purpose of the spec is to make sure everything is as you want it but also to ensure everything goes smoothly on site. If your foundation fails because the contractor didnt ensure the concrete was correct and there was nothing about it in the spec then everything is up in the air, who gets the blame?
If it is specified that its the contractors responsibility or the concete manufacturers responsibility then it leaves a starting point.

lialwarrior

Hi Folk's,


What is the pricing structure for completing a detailed spec as mentioned by Syd e.g. depends on the size of the house, or is there a set fee etc.

I have been granted permission for a 3600 sq ft, 2 storey house and would love to know a ball park figure as to how much I could expect to pay for a detailed spec.

Poor Uncle Tom

lialwarrior wrote: »

..What is the pricing structure for completing a detailed spec....

If you are still on speaking terms with the people who applied for your planning permission, they should know the house design better than anyone else and would be able to quote you for a detailed specification.

It is worth noteing that the detailed specification incorporates and refers to design drawing details also.

topcatcbr

sydthebeat wrote: »

any 'specs' on council websites would just be generic building reg compliance specs... not much use to you

you will need to write up the spec yourself.... you will learn a hell of a lot about different materials if you have to reasearch them all your self... density of blockwork, mixes for differnt uses of concrete, different reinfocement specs and what they actually mean etc...

use the headings above as a basic template and fill in all subsections yourself....

I have gotten drawings while doing BER certs where the level of specification is: To be built to current building regulations and planning guidelines.

Usefull huh:eek:

sydthebeat

topcatcbr wrote: »

I have gotten drawings while doing BER certs where the level of specification is: To be built to current building regulations and planning guidelines.

Usefull huh:eek:

probably one of mine

seriously though... the plans are supposed to be 'as constructed' drawings but they never are... its just the planning drawings handed over..... do you find that topcat?