Quailty Control when building

LeperKing

Hi Folks,

I'm getting a kitchen and first floor extension, along with a new ensuite and bathroom including decorating, and we've already started to get in some quotes.

What I'm curious is that how does a customer (and a lay man) ensure adequate quality control? My architect has agreed to inspect the foundations. But what about everything else?

1. How much detail can be agreed up front? Can it include something as trivial as the orienation of the tiles for example?
2. Can a time based schedule be requested up front, so that any impacts due to delays will be obvious to both sides at the time.
3. What details are usually left to be answered during the build, without an increased charge.
4. Do extension builds usually allow for a snag list process? Should a 3rd party be involved for this?
5. What is the nature of guarantees to be expected from the builder, and what falls into that remit and what doesn't?
6. There will be alot of soundproofing requested an all walls/floors that are to be altered due to the planned work. How do I measure the quality of this work?
7. Finally what options are available if I felt the work wasn't going right? Can I stop everything and approach another builder?

Thats all the questions I can think of!

Thanks,
LK.

sydthebeat

LeperKing wrote: »

Hi Folks,

I'm getting a kitchen and first floor extension, along with a new ensuite and bathroom including decorating, and we've already started to get in some quotes.

What I'm curious is that how does a customer (and a lay man) ensure adequate quality control? My architect has agreed to inspect the foundations. But what about everything else?

1. How much detail can be agreed up front? Can it include something as trivial as the orienation of the tiles for example?
2. Can a time based schedule be requested up front, so that any impacts due to delays will be obvious to both sides at the time.
3. What details are usually left to be answered during the build, without an increased charge.
4. Do extension builds usually allow for a snag list process? Should a 3rd party be involved for this?
5. What is the nature of guarantees to be expected from the builder, and what falls into that remit and what doesn't?
6. There will be alot of soundproofing requested an all walls/floors that are to be altered due to the planned work. How do I measure the quality of this work?
7. Finally what options are available if I felt the work wasn't going right? Can I stop everything and approach another builder?

Thats all the questions I can think of!

Thanks,
LK.

most of those issues would form part of the contract with the builder.... are you hiring a contractor?? if so get him to sign a contract (RIAI generally)

however, as most people these days are building by 'direct labour'.. they themselves become the contractor thus all those issues are to be dealt with individually themselves.

pseudo-tech

LeperKing wrote: »

Hi Folks,

I'm getting a kitchen and first floor extension, along with a new ensuite and bathroom including decorating, and we've already started to get in some quotes.

What I'm curious is that how does a customer (and a lay man) ensure adequate quality control? My architect has agreed to inspect the foundations. But what about everything else?

1. How much detail can be agreed up front? Can it include something as trivial as the orienation of the tiles for example?
2. Can a time based schedule be requested up front, so that any impacts due to delays will be obvious to both sides at the time.
3. What details are usually left to be answered during the build, without an increased charge.
4. Do extension builds usually allow for a snag list process? Should a 3rd party be involved for this?
5. What is the nature of guarantees to be expected from the builder, and what falls into that remit and what doesn't?
6. There will be alot of soundproofing requested an all walls/floors that are to be altered due to the planned work. How do I measure the quality of this work?
7. Finally what options are available if I felt the work wasn't going right? Can I stop everything and approach another builder?

Thats all the questions I can think of!

Thanks,
LK.

The points that you have raised here should be raised with your Architect. Ensure that your Architect has included for monitoring all of the above in their scope of works and you will then have one point of contact!

PeteHeat

Hi LK,

All of the items you mentioned should be covered in the specification with the working drawings provided by your Architect.

All detail should be included, in fairness it is rare to have every tiny detail covered on a project like yours however most Architects use terms like Provisional or P.C. sums for such undecided items.

The timescale should also be part of the of the contract, if nothing else at least an estimate of the time should be agreed.

Your Architect usually looks after stage payment certs and the final anag list, including signing off on the completed snag list.

The sound proofing is a vital and expensive part of your project, again the Architect should have provided a detailed specification, if not how was the price arrived at ?

If you feel the work is not going right by all means stop it however that is when you will discover just how hard it can be to get the builder to leave without leaving yourself open to legal action for breach of contract.

Also the true nightmare can then begin, trying to find a reputable builder to take over where the first builder left off.

I would recommend that you have a talk with your Architect, ask him / her all of the questions that you asked here and how much it will cost for project supervision.

Maybe hire a retired builder to work as your experienced quality controller similar to a clerk of works, it would be important to ensure your contractor knows of such an arrangement and that expected co-operation is part of the contract.

I know some people will say I am making suggestions that will cost even waste your money, I mean no disrespect but the fact that you are asking the questions suggest that you need such back up.

The good thing is you are asking before the work starts.