House specification

sterling10

Hi all, again!

I have decided, again to go with everyone's advice and pay professionals to help organise and plan by build. I have my BER done and dusted.
I have now decided to engage a construction consultant and he is going to prepare for me the tender docs and carry out post tender analysis. He convinced me not to do a BOQ even though he could have tried to include it to up his price but says we will be ok with the tender docs.

So, my question is he has asked the following 4 questions: I dont know where to start, bar, i will leave the windows out of the tender. But how can i pick the spec on lets say roof tiles? Any help on what would be a good spec would be appreciated.

1. Specification for various items in so far as this knowledge is available (e.g. flooring, tiles, sanitary ware, windows, doors, roof slates / tiles, etc...)
2. List of inclusions within the contract (e.g. painting, floor finishes, etc....)
3. List of exclusions from the contract (e.g. tarmac, landscaping, etc.....)
4. Possible options that need to be examined (e.g. pvc or aluminium windows, pvc or aluminium facia & soffit, timber frame, etc......)

BryanF

sterling10 wrote: »

Hi all, again!

I have decided, again to go with everyone's advice and pay professionals to help organise and plan by build. I have my BER done and dusted.
I have now decided to engage a construction consultant and he is going to prepare for me the tender docs and carry out post tender analysis. He convinced me not to do a BOQ even though he could have tried to include it to up his price but says we will be ok with the tender docs.

So, my question is he has asked the following 4 questions: I dont know where to start, bar, i will leave the windows out of the tender. But how can i pick the spec on lets say roof tiles? Any help on what would be a good spec would be appreciated.

1. Specification for various items in so far as this knowledge is available (e.g. flooring, tiles, sanitary ware, windows, doors, roof slates / tiles, etc...)
2. List of inclusions within the contract (e.g. painting, floor finishes, etc....)
3. List of exclusions from the contract (e.g. tarmac, landscaping, etc.....)
4. Possible options that need to be examined (e.g. pvc or aluminium windows, pvc or aluminium facia & soffit, timber frame, etc......)

To my mind he has just written down a list of questions about what you want in your new home. Just meet up and work it out with him. This becomes much easier when you start asking which is more expensive.

sterling10

Yeah, we will have to meet up.
I suppose he is looking for some sort of starting point. But i don't even know what the starting point is bar reference to insulation needs etc in the BER.

sinnerboy

sterling10 wrote: »

1. Specification for various items in so far as this knowledge is available (e.g. flooring, tiles, sanitary ware, windows, doors, roof slates / tiles, etc...)
2. List of inclusions within the contract (e.g. painting, floor finishes, etc....)
3. List of exclusions from the contract (e.g. tarmac, landscaping, etc.....)
4. Possible options that need to be examined (e.g. pvc or aluminium windows, pvc or aluminium facia & soffit, timber frame, etc......)

Firstly well done for going about this the right way.

1. If you are not in a desperate rush to start works you should start visiting showrooms / seeking samples / quotes etc for all these items now. Ideally you would have a 3 lists of expensive / cheap / mid point priced options under each category.

This way you can make decisions quickly during the build with a better grip on costs and avoid unnecessary delays to the works that may otherwise be ( rightly ) blamed on you.

2. Do you want the builder to decorate or will you get someone else to do this? Ditto for carpets/timber flooring/ fitted wardrobes/fireplaces etc . If you have the money it is simply wonderful to hand all this over to the builder and simply expect the keys at the end.

Most people can't afford this of course and there is a down side - your tiler may damage your decorators painted wall etc etc .

3. Same question "in reverse" really.

4. Try to avoid , one week before the electrician starts asking "how much extra for brass power points" . Or in mid build "how about an oak stairway".

Or perhaps more basically - you know from the BER what U Values your external must achieve. Do you want cavity wall or timber frame ?

Have you fixed on ventilation . Hole in walls or HRV ?

As much as possible "see" the building on paper completely - and inform the builder now , at tender , exactly what you want with all possible questions asked and answered.

manufan16

I was in your situation last year and my advice would be to still get a BOQ done regardless.

Its only a few hundred euro and I would get it done independent of your consultant.
When he has finalised your spec give that to the quantity surveyor to quantify.

just my 2cent:-)

sterling10

Hi all,

Got great news that planning has been granted today without many conditions. All systems go now i suppose. Contractors house spec was sent out in early June to be back 1st July and then reviewed by building consultant who will advise us of the best contractor to go with.

Still unsure if i'll go contractor or self build, i'll know more once the tenders are in i suppose.

Whats the next stage for me? Is it straight to back for finance or do i have to go to solicitors to change landownership to be able to use that as collateral before i go to the bank?