Getting the builders in.

[DimPrawn]

I would say a contract is essential: a quote IS NOT a formal contract: what you need to agree with your chosen builder is an employer’s scope of works or a bill of quantities (for you a scope of works based on written documents / drawings will suffice.
You do not need to go to a solicitor there are templates available for what you are doing I would suggest the “JCT Minor Works Building Contract 2005” you can buy these as a template for £30-£40
You can also include a retention policy (you hold 5% of funds until completion & yes you have to sign off & issue a completion notice, at which point you hand over 2.5% after 60or 12 months if you have no defects then you release the final 2.5%
Some builders will run screaming if you suggest a contract (these are the risky ones) you may pay slightly more but you will have greater protection & it would be likely that the builder is somewhat more professional & has quality procedures in place.
If you want to go down the contract route or need help on the JCT ask a friendly QS or PM me ( I have written 17 JCT contracts over the last 3 weeks alone)

Most of the builders I've dealt with can't even read and write. Any talk of a contract and they are out of the door. The professional builders you are talking about that will work like that will have work for the next 18 months at least.

It's a terrible industry filled with shysters and bodgers. Just get a written quote is almost impossible.

[Halo Jones]

It's a terrible industry filled with shysters and bodgers.

Not at all like the IT industry then?

[Dearnla]

All good so far folks.

Would you go as far as to get a contract drawn up or have anything reviewed by your solicitor?

Oh, and don't forget to agree the payment milestones based on passing the agreed acceptance tests/criteria and the defects cure period (no longer than 10 days, I would suggest). Not forgetting to nominate the Project Manager by name and the escalation process, mediation points......

On second thoughts, I think a written quote would do.

See Sale of Goods and Services Act 1994

[alreadypacked]

Would it be better to find an architect first, and ask him to find a local builder to estimate on his drawings.

Most architect will show you their work with past clients and know builders who are up to the job.

[DimPrawn]

Not at all like the IT industry then?

Not that bad, obviously.

[Halo Jones]

As ever it comes down to risk & what your perceptions of acceptable risk is.

Personally: considering that an extension will have a major impact on (what is in most cases your highest value asset) & that it includes structural changes, water & electrics I would want some sort of contract in place & for the works to be completed professionally.

One thing to consider is your building insurance (and mortgage): do they specify that the works have to be done by any specifically accredited company, as if it has such a clause using any one else will invalidate your insurance.

[alreadypacked]

As ever it comes down to risk & what your perceptions of acceptable risk is.

Personally: considering that an extension will have a major impact on (what is in most cases your highest value asset) & that it includes structural changes, water & electrics I would want some sort of contract in place & for the works to be completed professionally.

One thing to consider is your building insurance (and mortgage): do they specify that the works have to be done by any specifically accredited company, as if it has such a clause using any one else will invalidate your insurance.

Yes, make sure your insurance is up to date and you are covered, I remember some report about a lot of fire happening during building work.

[wobbegong]

£30K seems like a lot for an extra bedroom (even with an en-suite). Could you not extend horizontally and increase your living space?

Might even be worth moving?

[StopTheEarthIwantToGetOff]

I agree with all the previous sensible replies in the thread.
The Mrs and I very recently had our loft converted (2 months ago in fact) and without a doubt there are a great number of things I would do very differently (as we had a pretty bad experience).

On any quotes you need to get a firm estimate of how long it will take the builder to complete the extension. You also need to specify absolutely any detail you give a monkeys about including but not limited to stuff like: what handles are to go on the windows, where the light switches are to go, what kind of spindles you are having on the stairs, newel post, do you want the floor upstairs to be real floorboards or the crap chipboard they all want to fit these days etc.

Your contract should also include a definite start and end date with possible penalties for late completion. Any cash payments should be signed for by the builder before handed over. Stick to the payment schedule if you have one and ensure all work for a milestone is completed before payment is made. Also put in place a termination clause for violation of any of the main clauses in case things go bad.

Finally don't get friendly with the builder or any of the workers as its hard firing someone you are "matey" with.

The building industry is populated with liars, incompetents and outright thieves. There are some genuine professional companies out there though. They are normally the ones who you need to book in six months previously.

Sorry for the long post, but I would hate to see anyone else go through the s**t we did!

Good luck!

[AtW]

Get an eco shed instead.

HTH

spaguru