Sussing out a builder pre build

ando

Guys I'm looking for a builder to do work on an old house. I'm terrified that I'll get a con artist or a builder with a 'sure it'll be grand' attitude. Can anyone recommend ways to look for and research a builder?

Redbishop

ando wrote: »

Guys I'm looking for a builder to do work on an old house. I'm terrified that I'll get a con artist or a builder with a 'sure it'll be grand' attitude. Can anyone recommend ways to look for and research a builder?

Do you have an architect over your project?
If you do then they may be able to recommend someone.
You could advertise for tenders also and when you get them do some research on the candidates and look at some other jobs they have completed.
If you have an idea how much the job should cost also then you could base quotes on this.
Main thing though for me is to put an architect or engineer of good repute in charge of the project and they should ensure your job is done to an acceptable standard and not release payments unless the job is being done well as the project progresses.

ando

Redbishop wrote: »

Do you have an architect over your project?
If you do then they may be able to recommend someone.
You could advertise for tenders also and when you get them do some research on the candidates and look at some other jobs they have completed.
If you have an idea how much the job should cost also then you could base quotes on this.
Main thing though for me is to put an architect or engineer of good repute in charge of the project and they should ensure your job is done to an acceptable standard and not release payments unless the job is being done well as the project progresses.

No we don't have an architect. It's an old building in need of new electrics, insulation, attic firewalls, possible timber rafter replacement.. and the largest job is a 1 story extension out the back. Most of the work is renovation work which we don't think needs an architect.

So if I tender the jobs out, we need the builder to check out things for us and recommend work to make the house modern and safe etc. How do you then check out the builder, do you just google, ask them for previous clients, pictures etc? How do you know they're not just giving you their cousins number etc.

Redbishop

ando wrote: »

No we don't have an architect. It's an old building in need of new electrics, insulation, attic firewalls, possible timber rafter replacement.. and the largest job is a 1 story extension out the back. Most of the work is renovation work which we don't think needs an architect.

So if I tender the jobs out, we need the builder to check out things for us and recommend work to make the house modern and safe etc. How do you then check out the builder, do you just google, ask them for previous clients, pictures etc? How do you know they're not just giving you their cousins number etc.

Ok, we,ve just finished a similar project and are happy with the results and it came in slightly under our original plans.
My advice is get an architect, not that expensive, ours cost us 2000 euro but saved us his fee over the duration of the project and we sublet all the trades.

stickybookmark

You don't have to get an architect is there any local person you know that does planning applications/drawings for people? Ask around. We got a local arch tech much cheaper than an architect.
Or ask an engineer to quote for the job. I think you need one or the other anyway.

Regarding checking out the builder, when we went out to tender I asked the Builders for references and when we shortlisted it down to 3, I went to visit 2 houses built by each of the 3 builders so I went to see 6 houses in all. The builder isn't there when you're going to see the house only the house owner so they will be brutally honest with you.

A typical check is you ask the builder to provide their most recent tax clearance certificate as well.

A check I wish I had done: if they have a Ltd Company then look them up on solocheck and pay approx 10-20 euro for the ''Credit check'' this will give you information on the directors of the company (e.g. any judgements against them, were they directors of a company that went into liquidation before) as well as their latest filed accounts. If I had done this simple check for the builders I ultimately chose I would have seen they were trading insolvent for the last 3 years despite great reviews from the reference houses I visited

sydthebeat

ando wrote: »

No we don't have an architect. It's an old building in need of new electrics, insulation, attic firewalls, possible timber rafter replacement.. and the largest job is a 1 story extension out the back. Most of the work is renovation work which we don't think needs an architect.

So if I tender the jobs out, we need the builder to check out things for us and recommend work to make the house modern and safe etc. How do you then check out the builder, do you just google, ask them for previous clients, pictures etc? How do you know they're not just giving you their cousins number etc.

how do you know what level of construction to tender out without an architect?

shenanigan

Hi Ando

It would be standard practice in the industry to pre-qualify a building contractor, I would suggest the following:

-First stop is references from friends family etc. that have undertaken similar projects
-Tax clearance certificate
-A copy of the the builders qualifications/professional CV (Building has become allot more complicated in recent times with the introduction of Building Control Regulations, health and safety regulations etc and builders need to indicate that they are up to date with all changes)
-Health and Safety Documents (Safety Statement, PSCS Qualifications)
-Copy of their insurances (Public Liability and Employers Liability)
-Details of their turnover for the last three years (I would expect this at a minimum it to at least three times the value of your project, the last thing you need is the builder going bankrupt mid way through your project, cash flow is king!)
-Details of similar completed projects
-Resources (Manpower and equipment)

Any competent building contractor should be able to provide the above.

I would also suggest that as part of the tender process you provide a detailed set of drawings indicating all the required works, request that the contractor provide a detailed estimate of the costs, a programme, a cashflow forecast. Agree a schedule of payments at the outset i.e. monthly and only pay for works complete. Agree an amount for retention and hold this money until the job is complete. Scrutanise the costs and ensure they are not front loaded i.e. more money for substructure that should be there and less in finishes as if the contractor walks away he will be overpaid.