View Full Version : Builders.
Don't talk to me about builders! :brickwall:
Why does every job start out costing "X" but end up as "2X+Y"? :donk: :argument:
I'd best go and withdraw more cash.......
hifi_dave
09-05-2012, 17:02
Think yourself lucky you can get a builder to do the job for you.
We've had three builders come, measure, talk, come back again, talk and then we can't get them to send a quote..:scratch:
Reid Malenfant
09-05-2012, 17:11
Think yourself lucky you can get a builder to do the job for you.
We've had three builders come, measure, talk, come back again, talk and then we can't get them to send a quote..:scratch:
Ah, this is sounding familiar :doh:
Oh, it only took a couple of months for them to get round to starting, maybe I should count myself lucky? :scratch:
If it makes you feel any better.........
We've just bought a pub to convert to our new home. It was built in 1860 and is Grade II listed. We had a full structural survey carried out that identified that the solid (no cavity) front wall was bowed and needed tieing back at first floor level and had assorted cracks that needed stitching.
Got specialist builders in for quote, no problem, £3k
Builders started and immediately found front wall was infact a very early cavity wall with brick ties. Also discovered that the inner skin was collapsing at ground floor level. Structural engineer was needed to sort out loadings for two beams that sit on lintels over the windows. All steel needs to be replaced. The inner skin is so bad that the entire skin needs to be removed and rebuilt, adding stainless steel ties to channels fitted to the outer skin to lock the two together, then the inner skin needs to be strapped to the floor joists at first floor level and the roof joists need purlins and strapping to remove load from front wall.
Today they discovered that all the ground floor joists are rotten where they run into the front wall and need replacement.
I think the simple £3k job is currently running at about £13k plus we do not have Listed Building Consent for any of the works (as the original job did not need it) and will have to apply retrospectively.
What with the £9k needed for restoring all the rotten windows, I have a feeling this is going to turn into a money pit :( and we have not even started on the actual conversion!!
Chin up, it's only money :)
Val
Chin up, it's only money :)
Val
WAS only money, Val, the builders have just driven off with most of mine! :rolleyes:
I am in this industry and can offer the following advice.
Find a reputable contractor, through family, friends, aquaintances etc. not through yellow pages or similar.
Ask for references and follow them up. Ask to see competed projects and WIP and speak directly to the other customers.
Get at least a couple of quotes.
Don't employ someone from outside your immediate area - if they can't find work locally, there's a problem.
Talk to your contractor - don't assume anything.
Get a proper contract drawn up and agreed in writing.
Nail down PRECICELY what is include and what isn't. Avoids disputes and surprises later.
Try to anticipate areas that might go wrong and be ready to sort this out during the project, not at the end.
Never pay unreasonable sums out up front. Always hold back an agreed sum 'til the end.
Keep talking to your contractor about progress and tell him that you need to know about any overspend before the work is done.
Don't forget that you can't expect the contractor to subsidise your project. Occasionally unforeseen problems occur and the cost of this is down to you.
Producing quotes is a considerable amount of work and a lot of people don't even take the time to acknowledge receipt of the quote or give feedback.
Its difficult to compare quotes if the scope of work is not clearly defined with quality of fixtures and fitting required. Make sure you produce a written spec for the contractors to work from.
If a contractor won't do any of the above, stay away!
If you follow this, you'll be fine!:)
Martin
Think yourself lucky you can get a builder to do the job for you.
We've had three builders come, measure, talk, come back again, talk and then we can't get them to send a quote..:scratch:
From my experience, top reasons why you wont get a quote:
They are too busy - especially with small companies, they have to do their quotes in the evening, when there are other more exciting things to do.
You've got to sell your project to them - they need to know its going to be easy going and they will make money from it.
Your project is too complicated, with possible problems and unknown issues.
They don't like you. Many people come across as too savvy, cocky, difficult etc.
if they think you are getting lots of quotes in, their chances are reduced - if you are getting several quotes, keep quiet about it.
If you keep talking about keeping the cost low, they will think there's no money in it.
If you mention putting B&Q products in or buying everything online, forget it.:doh:
Hope this helps,
Martin
If it makes you feel any better.........
We've just bought a pub to convert to our new home. It was built in 1860 and is Grade II listed. We had a full structural survey carried out that identified that the solid (no cavity) front wall was bowed and needed tieing back at first floor level and had assorted cracks that needed stitching.
Got specialist builders in for quote, no problem, £3k
Builders started and immediately found front wall was infact a very early cavity wall with brick ties. Also discovered that the inner skin was collapsing at ground floor level. Structural engineer was needed to sort out loadings for two beams that sit on lintels over the windows. All steel needs to be replaced. The inner skin is so bad that the entire skin needs to be removed and rebuilt, adding stainless steel ties to channels fitted to the outer skin to lock the two together, then the inner skin needs to be strapped to the floor joists at first floor level and the roof joists need purlins and strapping to remove load from front wall.
Today they discovered that all the ground floor joists are rotten where they run into the front wall and need replacement.
I think the simple £3k job is currently running at about £13k plus we do not have Listed Building Consent for any of the works (as the original job did not need it) and will have to apply retrospectively.
What with the £9k needed for restoring all the rotten windows, I have a feeling this is going to turn into a money pit :( and we have not even started on the actual conversion!!
Chin up, it's only money :)
Val
Is that the one in Old Pompey?
bogle111
10-05-2012, 07:25
Seems like good advice Martin. Not being pushy, but when can you start?
Regs
Pete
Is that the one in Old Pompey?
No, its in Southsea. Fab building, with a good size garden and we bought it for a song, but its going to cost an arm and a leg to restore and convert.
Val
Seems like good advice Martin. Not being pushy, but when can you start?
Regs
Pete
We'll be there straight after lunch - don't worry about a quote, we won't rip you off - promise.:)
Martin
I am in this industry and can offer the following advice.
Find a reputable contractor, through family, friends, aquaintances etc. not through yellow pages or similar.
Ask for references and follow them up. Ask to see competed projects and WIP and speak directly to the other customers.
Get at least a couple of quotes.
Don't employ someone from outside your immediate area - if they can't find work locally, there's a problem.
Talk to your contractor - don't assume anything.
Get a proper contract drawn up and agreed in writing.
Nail down PRECICELY what is include and what isn't. Avoids disputes and surprises later.
Try to anticipate areas that might go wrong and be ready to sort this out during the project, not at the end.
Never pay unreasonable sums out up front. Always hold back an agreed sum 'til the end.
Keep talking to your contractor about progress and tell him that you need to know about any overspend before the work is done.
Don't forget that you can't expect the contractor to subsidise your project. Occasionally unforeseen problems occur and the cost of this is down to you.
Producing quotes is a considerable amount of work and a lot of people don't even take the time to acknowledge receipt of the quote or give feedback.
Its difficult to compare quotes if the scope of work is not clearly defined with quality of fixtures and fitting required. Make sure you produce a written spec for the contractors to work from.
If a contractor won't do any of the above, stay away!
If you follow this, you'll be fine!:)
Martin
From my experience, top reasons why you wont get a quote:
They are too busy - especially with small companies, they have to do their quotes in the evening, when there are other more exciting things to do.
You've got to sell your project to them - they need to know its going to be easy going and they will make money from it.
Your project is too complicated, with possible problems and unknown issues.
They don't like you. Many people come across as too savvy, cocky, difficult etc.
if they think you are getting lots of quotes in, their chances are reduced - if you are getting several quotes, keep quiet about it.
If you keep talking about keeping the cost low, they will think there's no money in it.
If you mention putting B&Q products in or buying everything online, forget it.:doh:
Hope this helps,
Martin
:thumbsup:
bogle111
10-05-2012, 21:44
No, its in Southsea. Fab building, with a good size garden and we bought it for a song, but its going to cost an arm and a leg to restore and convert.
Val
When a song starts to cost big money, it becomes an opera!!! Have got a frozen shoulder at present. Unfortunately, it is the one that operates the wallet hand.
Regs
Pete
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