Property maintenance/building - the search begins

Looking at a potential loft conversion, general property maintenance, garage conversion or home extension? Need a builder? There’s much to consider, and you need to prepare well to choose well. A good builder isn’t just about having decent bricklayers.

Likewise, property maintenance might not just be painting but involve having those bricklayers! It can be building work finishing loft conversions, or a garage conversion started as a DIY building project.

The first thing to do is to determine whether a builder is suitable for the building work required. A loft conversions building company is possibly not the best to approach regarding the building of a garden wall. However, a more general builder will have ready access to the bricklayers required. Many builders specialise in certain aspects of building and it is best to match your builder to your requirements for a garage conversion or home extension

The dreaded work spec, builders, building regs, and planning permission!

Before choosing between suitable builders, you need a clear work specification, have checked for relevant building regulations, and determined whether planning permission is needed.

Work specifications will describe the nature of building work to be carried out and what you require the builder to be responsible for - e.g. site clearance after building work, rubbish removal etc. You may include an indication of budget and timescales.

Building regulations can be complex. While an overview will help with drawing up building work specifications, a good builder will understand and know what can and cannot be achieved.

Planning permission - is it needed?

A conservatory is unlikely to need planning permission whereas a home extension may do so. A good builder can advise on the need for planning permission.

Check with your local council planning office to see if your proposed building work requires planning permission. Whether a garage conversion, loft conversion, or home extension, it is worth checking rather than making assumptions. A mistake at the planning permission stage can be very costly by the time money has been committed to a building project. Many websites have relevant information. Online enquiry forms can be accessed via most council websites.

Bricklayers? What’s them, then?

When choosing a builder, always ask for references; checking them to ensure that they are genuine. Ideally, you should visit recently completed building work referenced, and talk to the owners. Also check if they have undertaken the type of building work you wish. For instance. loft conversions can be rather specialised, depending on the type of roof construction.

Obtain at least three written quotes from different preferred builders - do not always select the cheapest. Ensure that all quotes reflect the same building work specification: materials, site clearance, time scale etc. If possible, make certain these are fixed quotes rather than estimates - estimates are subject to change.

Whether property maintenance or a home extension - good builders know - ask!

Before making a final choice, be sure you have asked your builders:

• What project types have they worked on before? Do they specialise in garage conversion, loft conversion, home extension, etc?
• How long have they been in business?
• Do they have premises you can visit?
• Are they a member of a professional body or trade association? If so, call the organisation to confirm and ask about the kind of assurances that membership offers you - e.g. protection if something goes wrong.
• Is their building work guaranteed? Is the guarantee insurance-backed so that you remain covered if the builder ceases trading?
• What is the expected timeframe for the building project and what are you entitled to if the deadline is not adhered to?
• Make sure you know what is and isn’t included in the price - e.g. extra materials required.
• Are they signed up with the Considerate Constructors scheme?
• Are they agreeable to independent conciliation in the case of dispute
  
  Whether property maintenance or a full blown loft conversion, it is always worthwhile being thorough with checking a chosen builder. Membership of the TrustMark scheme is an indication of a builder’s reliability, reputation and status regarding liability insurance cover. To confirm that the builder is a TrustMark operator you can check with the scheme operator via the TrustMark website, who will verify membership.
  
  Other indications of a reputable builder include membership of professional bodies, or schemes such as Considerate Constructors, Chartered Building Companies, or Chartered Building Consultancies. These can provide you with a degree of assurance that building work will be undertaken to a high standard and that there is a clear complaints process in available in case of any problems. However, you should still exercise caution. Contact the relevant trade associations or professional bodies the builder advises it is a member of in order to confirm the membership is current, as well as any rights afforded to you by their membership.
  
  Bricklayers might not feature in your building project - for instance; loft conversions. However, it is about establishing which builder you engage and developing a rapport with them. Your garage conversion, loft conversion, or home extension will thank you for it over the years!
  
  Remember: prepare well to choose well

Check your builders thoroughly