Guide to Hiring the Right Builder

Like all businesses, builders tend to be very busy people and once they have started work on a project they will be committed to a project for quite some time. Depending on the builder, they may work on one project or a multiple number of projects at one time. A common misconception I hear is if a builder is available does that mean they are not very good?

The answer is no, not at all! There are a number of valid reasons why a builder may be available to start on your project straight away and if you find a builder who is available immediately and you have concerns then you should just ask them!

They might divide their time between multiple projects or they may have been let down and had a customer cancel the project at the last minute. It could be that they just completed a project and by coincidence are available just when you need them. Or perhaps they have just started up a new company or recently started working for themselves meaning they are more likely to have space for taking on your project.

When is a good time to contact a builder about my project?

The best time to meet a builder is once your planning application has been submitted and you should only ask a builder to tender once your building regulations application has been submitted.

When you engage with a builder the first thing they should be asking for, as a minimum, is a set of Planning Drawings, as without these they will not know what you're hoping to build. Once you have submitted your planning application at Work Stage 3, then this is the first opportunity to engage with a builder, discuss your project and get to know them.

Don’t expect to receive a full tender breakdown from the builder at this stage although they may be able to offer you an approximate construction cost. This first stage is an opportunity for you to get to know each other and establish whether or not your project is a good fit for them. It could also be worthwhile discussing the Quantity Surveyors Cost Analysis with your builder at this point in the process.

The best time to ask a builder to provide a full tender is once your building regulations application has been submitted and you have completed a specification of finishes.

Build a good Relationship

If you want the builder to be honest with you, you need to show the same courtesy and be honest and transparent with them. It makes for a much better relationship moving forward.

A good builder will work hard to maintain their reputation and will be able to provide references from completed projects, past clients and from Architects and Designers. One of the best ways to find a good builder is from trusted recommendations from others who have experienced working with them before. I always recommend you have a chat with an Architect or Architectural Technologist that the builder has worked with in the past as they will give you a much clearer picture of what the builder is like to work with without being biassed.

Cost Vs Experience

This is always something to consider carefully. In any walk of life, you can expect to be paid less for having less experience and knowledge than someone else. This is no different for a builder and it might be tempting to go for the cheaper option. However, in a situation where you have two builders that you're interested in hiring for your project and you have Builder 1 with 10 years experience and who works on his own, compared to Builder 2 with 25 years experience and who works with a team of 3 highly experienced and knowledgeable personnel. In this example, Builder 1 may well be able to do the job at a cheaper rate but the experienced team of builders working with Builder 2 will have multiple projects under their belt, will be aware of all the hurdles and pitfalls that can occur and be more capable of overcoming any unforeseen problems.

Good Clients + Good Builders = Excellent Projects

Always make sure that you receive a fully itemised breakdown of all the known costs as early as possible. If a builders tender is significantly lower or higher than the competition you need to establish why. Choosing the right builder is about more than just the cost! Look out for any red flags that cause you concern and then dive deeper to find out more.

When choosing builders to compete in a selective tendering process the most important thing is to get builders/contractors/companies of the same size to participate in the process. You cannot expect a contractor who directly employs people and has significant overheads to compete with a one man band or a contractor who employs all sub-contractors. This would be a completely unfair comparison. To make this judgement call a brief pre-contract questionnaire should be produced and sent to prospective contractors by way of a qualification process.

If you are able to select the right builder for you and your project, create your site a pleasant place to work, be polite, create good rapport, appreciating a job well done and offering the occasional mug of tea and a box of biscuits, you might be surprised how enjoyable the build process can be.

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