HONEST BUILDER
Building Advice
When embarking on any building project, please make sure that you understand what is required at every stage.
This section contains some general advice and pointers that you should consider whilst undertaking any building project. For more specific advice, on things like Planning Permission, etc please see the additional pages by using the menu to the left.
When choosing a builder, please keep the following pointers in mind:
Always have spare copies of drawings and specifications
Try and be organized from day one
Remember that in order to get truly competitive quotes, you must give builders the same information to compare like for like
Not all builders are like the ones you see on TV
There is a shortage of good builders
The best builders are often the most sought after and the busiest
Recommendation is a good way of selecting your prospective builders
The more research and preparation work you do, the better informed you will be during your project
Sometimes, saving a tenner just isn't worth it
DO take notice of certification and accreditation that the builder may have. But also realize that some certification is very easy to come by (i.e. simply paying a fee to become a member) so check them out (see our Authorities reference pages)
DO take notice of the size of the builder's advert. But remember that being able to buy a big advertisement doesn't mean they can build professionally
DO pay attention to how the builder answers the phone
Make a note of bad timekeeping and manners as negatives, but also remember that we all have 'one of those days'.
First impressions aren't always correct, but be aware of how the builder relates to you and vice versa. If chosen, they could be working in your home for several weeks or months
Our website is open 24 hours a day, 7 days a week
Planning Your Project
If you are in any doubt about whether you need to apply for planning permission, you should consult the Planning Department of your council. They will usually give you advice, but if you want to obtain a formal ruling you can apply (on payment of a fee) for a "lawful development certificate" by writing to the council with details of the work you want to carry out.
Beware!
If you build something that needs planning permission without obtaining permission first, you may be forced to put things right later, which could prove troublesome and costly. You might even have to remove an unauthorised building, so check all procedures before you commence work.
Your local authority will not be able to help with property law matters, such as land ownership disputes, 'ancient lights' and rights to light, or restrictive covenants. They are for you to sort out, if necessary with help from a surveyor or solicitor. The NACAB (National Association of Citizens Advice Bureaux) website provides basic advice and information on your rights.
If you are looking at running a business from your extension your local council produce a booklet titled 'Business'. It gives advice about working from home and can also help identify if planning permission is likely to be required.
To give you a rough idea whether you need planning permission or not, view our Quick Reference Table. If you are still in doubt after looking at this, please contact your Local Council Planning Department.
If you have decided that you need planning permission use our easy Step By Step Guide of how to apply for permission.
Alternatively, please feel free to browse through our General Advice pages.
If you live in Scotland, Ireland or Wales you will need to consider the following sources for information:
In Northern Ireland, planning control is in the hands of the Planning Service of the Department of the Environment (Northern Ireland). Your Home and Planning Permission – A guide for householders in Northern Ireland’ is available on its website. The District Councils are responsible for building control in Northern Ireland.
Guidance on Building Standards and Planning Regulations are available on the Scottish Executive website.
The National Assembly for Wales website has details of planning regulations that apply in Wales. Building Control in Wales is managed as in England and is explained below. Ask your local authority if there are any planning conditions on the permission for your house.
The National Association of Citizens' Advice Bureaux (NACAB) website has advice on home repairs and insulation, including information on house renovation grants for England and Wales and information on home improvement schemes for Scotland.
Payments
By choosing a reputable builder, you should have no problems with payments as all work will be invoiced and warranties, etc will be in place upon completion of the job. Unfortunately, it is not always easy to spot the 'cowboys'.
Never pay money up front for work not yet completed. If your builder requires money for materials make sure that you have a valid materials invoice before paying for them.
Arrange a Payment Schedule with your builder, so that you only make payments when certain milestones have been reached. In most cases the builder will prefer this also as he will receive monies during the project rather than a lump sum at the end.
It is always advisable to pay a fair price and receive a valid invoice and warranty for the work being carried out.
Cash In Hand Payments
DON'T DO IT
The moment you agree to pay a 'Cash In Hand' payment, you relinquish all legal rights to complain about the quality of the finished work.
'Cash in Hand' work is usually not being declared by the builder, who is therefore probably avoiding tax payments. As this practice is illegal, you should not partake in an agreement of this nature.
If you are only able to pay with cash, please remember to obtain a receipt to verify that you have paid the money. Your receipt will act as proof of payment and therefore preserve your rights. It is not however, a good idea to be walking around with large amounts of cash.
The government are proposing to lower the VAT on building works to 5% meaning that the price will naturally be lower, and you will be able to keep your contractual rights.
Self Snagging
When your builder has completed the work, it is your responsibility to check all of the works before the final payment is made. You can either pay for a professional person to carry out the check or if you feel confident enough, you can compile your own list of items you feel need improving or correcting. This list is often referred to as a Snagging List.
If the works have run smoothly and you have maintained a good working relationship with your builder, the Snagging List should be no more than a formality. If you are generally unhappy with the quality of the work, it may be advisable to seek some professional advice.
In the current climate of poor service and rogue traders, people are naturally paranoid about any service they receive. Most reputable and trust-worthy builders will have quoted a realistic and sensible figure for the work and will therefore not have had to cut corners, so please exercise some common sense when making the list. You are not a expert tradesman and you probably have no professional qualifications to be specific in your judgment of the quality of the work carried out. Take your time and have a good look around at all the work carried out. If the builder thinks that you may not look in a particular area he may cut corners there, so check thoroughly.
Conduct the checks when the builder is not present. This will prevent him from deflecting your attention from areas that may be sub-standard and also eases the pressure on you, ensuring that you are happy with the list you have compiled.
The general rule of thumb is that you only get what you pay for. If you have cut your builder down on the price, then he will have undoubtedly reduced his costs as well, either on materials or in the way in which he has carried out a certain aspect of the building.
Building Advice
When embarking on any building project, please make sure that you understand what is required at every stage.
This section contains some general advice and pointers that you should consider whilst undertaking any building project. For more specific advice, on things like Planning Permission, etc please see the additional pages by using the menu to the left.
When choosing a builder, please keep the following pointers in mind:
Always have spare copies of drawings and specifications
Try and be organized from day one
Remember that in order to get truly competitive quotes, you must give builders the same information to compare like for like
Not all builders are like the ones you see on TV
There is a shortage of good builders
The best builders are often the most sought after and the busiest
Recommendation is a good way of selecting your prospective builders
The more research and preparation work you do, the better informed you will be during your project
Sometimes, saving a tenner just isn't worth it
DO take notice of certification and accreditation that the builder may have. But also realize that some certification is very easy to come by (i.e. simply paying a fee to become a member) so check them out (see our Authorities reference pages)
DO take notice of the size of the builder's advert. But remember that being able to buy a big advertisement doesn't mean they can build professionally
DO pay attention to how the builder answers the phone
Make a note of bad timekeeping and manners as negatives, but also remember that we all have 'one of those days'.
First impressions aren't always correct, but be aware of how the builder relates to you and vice versa. If chosen, they could be working in your home for several weeks or months
Our website is open 24 hours a day, 7 days a week
Planning Your Project
If you are in any doubt about whether you need to apply for planning permission, you should consult the Planning Department of your council. They will usually give you advice, but if you want to obtain a formal ruling you can apply (on payment of a fee) for a "lawful development certificate" by writing to the council with details of the work you want to carry out.
Beware!
If you build something that needs planning permission without obtaining permission first, you may be forced to put things right later, which could prove troublesome and costly. You might even have to remove an unauthorised building, so check all procedures before you commence work.
Your local authority will not be able to help with property law matters, such as land ownership disputes, 'ancient lights' and rights to light, or restrictive covenants. They are for you to sort out, if necessary with help from a surveyor or solicitor. The NACAB (National Association of Citizens Advice Bureaux) website provides basic advice and information on your rights.
If you are looking at running a business from your extension your local council produce a booklet titled 'Business'. It gives advice about working from home and can also help identify if planning permission is likely to be required.
To give you a rough idea whether you need planning permission or not, view our Quick Reference Table. If you are still in doubt after looking at this, please contact your Local Council Planning Department.
If you have decided that you need planning permission use our easy Step By Step Guide of how to apply for permission.
Alternatively, please feel free to browse through our General Advice pages.
If you live in Scotland, Ireland or Wales you will need to consider the following sources for information:
In Northern Ireland, planning control is in the hands of the Planning Service of the Department of the Environment (Northern Ireland). Your Home and Planning Permission – A guide for householders in Northern Ireland’ is available on its website. The District Councils are responsible for building control in Northern Ireland.
Guidance on Building Standards and Planning Regulations are available on the Scottish Executive website.
The National Assembly for Wales website has details of planning regulations that apply in Wales. Building Control in Wales is managed as in England and is explained below. Ask your local authority if there are any planning conditions on the permission for your house.
The National Association of Citizens' Advice Bureaux (NACAB) website has advice on home repairs and insulation, including information on house renovation grants for England and Wales and information on home improvement schemes for Scotland.
Payments
By choosing a reputable builder, you should have no problems with payments as all work will be invoiced and warranties, etc will be in place upon completion of the job. Unfortunately, it is not always easy to spot the 'cowboys'.
Never pay money up front for work not yet completed. If your builder requires money for materials make sure that you have a valid materials invoice before paying for them.
Arrange a Payment Schedule with your builder, so that you only make payments when certain milestones have been reached. In most cases the builder will prefer this also as he will receive monies during the project rather than a lump sum at the end.
It is always advisable to pay a fair price and receive a valid invoice and warranty for the work being carried out.
Cash In Hand Payments
DON'T DO IT
The moment you agree to pay a 'Cash In Hand' payment, you relinquish all legal rights to complain about the quality of the finished work.
'Cash in Hand' work is usually not being declared by the builder, who is therefore probably avoiding tax payments. As this practice is illegal, you should not partake in an agreement of this nature.
If you are only able to pay with cash, please remember to obtain a receipt to verify that you have paid the money. Your receipt will act as proof of payment and therefore preserve your rights. It is not however, a good idea to be walking around with large amounts of cash.
The government are proposing to lower the VAT on building works to 5% meaning that the price will naturally be lower, and you will be able to keep your contractual rights.
Self Snagging
When your builder has completed the work, it is your responsibility to check all of the works before the final payment is made. You can either pay for a professional person to carry out the check or if you feel confident enough, you can compile your own list of items you feel need improving or correcting. This list is often referred to as a Snagging List.
If the works have run smoothly and you have maintained a good working relationship with your builder, the Snagging List should be no more than a formality. If you are generally unhappy with the quality of the work, it may be advisable to seek some professional advice.
In the current climate of poor service and rogue traders, people are naturally paranoid about any service they receive. Most reputable and trust-worthy builders will have quoted a realistic and sensible figure for the work and will therefore not have had to cut corners, so please exercise some common sense when making the list. You are not a expert tradesman and you probably have no professional qualifications to be specific in your judgment of the quality of the work carried out. Take your time and have a good look around at all the work carried out. If the builder thinks that you may not look in a particular area he may cut corners there, so check thoroughly.
Conduct the checks when the builder is not present. This will prevent him from deflecting your attention from areas that may be sub-standard and also eases the pressure on you, ensuring that you are happy with the list you have compiled.
The general rule of thumb is that you only get what you pay for. If you have cut your builder down on the price, then he will have undoubtedly reduced his costs as well, either on materials or in the way in which he has carried out a certain aspect of the building.
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