Choosing your Architect, Surveyor or Builder

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• Choosing your Architect, Surveyor or Builder

Unfortunately, as an independent checking authority we are unable to recommend Architects, Surveyors, builders or tradesmen. However, if you are planning to have any building work carried out to your property we would recommend that you give careful consideration to your choice of who you employ as part of the building process. The following offers some suggestions as to the things you should consider before making a final decision:

Architects and Surveyors

The employment of the right Architect , Surveyor or other construction professional to prepare plans and possibly supervise your proposed building works can contribute significantly to the successful completion of your project. To help choose the best person for your scheme you may like to consider the following:

• Are they a member of a recognised professional institution?
  e.g. The Royal Institute of British Architects (RIBA), The Royal Institution of Chartered Surveyors (RICS), The Association of Building Engineers (ABE), The Chartered Institute of Building (CIOB). (Details accessible from the links page on our website)
• Are they part of a local practice?
• What type of projects have they worked on before?
• Can they provide references and examples of their work?
• Can you find a professional person through recommendations from friends or neighbours?
• Ensure the extent of the professional’s responsibility is discussed and agreed. Does it involve the preparation of plans only or is site supervision included?
• Check what permissions will be required. Will both Planning and Building Regulation approval be required and if so will their quote include amending the plans (if required) to obtain the relevant approvals?
• If you consider your job so small that you don’t require a professional then get advice from someone from within the construction industry you know and trust.

Builders

Building works can be a costly investment so it is worth spending time to ensure that the builder you are considering employing is competent . To help in this choice the following are some of the considerations that should be made:

• Don't pick the first builder or plumber that you see advertised.
• Do judge companies on past experience. Have you, your friends or your neighbours used a company that proved to be reliable on previous jobs?
• Do find out whether the contractor is a member of a trade association that may give extra security should a dispute arise. Contact the relevant trade association to find a member in your area. For example, the Federation of Master Builders (FMB) provides on-line services including a ‘findabuilder’ service.
• Do check useful independent websites to help you find reputable contractors. The government has sponsored the Trustmark Scheme to help you find trustworthy tradesmen. On the ‘anti-rogue trader’ Checkatrade website you can search for vetted and monitored traders in their area, based on the reports and scores published on the members' profiles. Details of a trader's qualifications, public liability insurance, experience and membership of trade organisations are also shown to help you make an informed decision.
• Do ask to see examples of work that the contractor has carried out or references.
• Do ensure the contractor is established, with premises you can visit. Be wary if only a telephone number is supplied.
• Do check that the builder is aware of any Building Regulations and Planning Permission requirements for your project.
• Do make sure that the builder is aware of the stages of work that they should notify Building Control and that they will arrange for the appropriate site inspections.
• Do produce a detailed written specification of the work you want done. Where possible, include detailed drawings, such as those submitted for Planning and Building Regulations approval. Make enough copies to send a full set to each builder you ask to quote for the work.
• Do invite three or more contractors to quote for the work that needs doing and don't forget to check whether or not the quote includes VAT.
• Do check whether quotations are valid for a specific period of time. Unlike estimates, quotations are binding but don't take too long to begin deciding whether or not to accept .
• Don't automatically go for the cheapest quote.
• Do ensure all contractors and tradesmen know exactly what work is to be done, what preparatory work is to be included, when the work should begin and how long it should take, and how the site should be left; that is, clean and tidy with all rubbish removed.
• Do ensure that the things agreed upon are detailed in the quotation so that both you and the builder know exactly what's expected of each other. Quotes often list items to be installed but not supplied and this is not always made clear. Examples of this are:  Client to supply bath/basin taps but builder to supply the pipework and jointing materials leading to the taps. What parts of the shower does the client provide and what associated fittings does the builder provide? Who supplies the pump (if there is one)? Is the water cylinder/tank big enough for a pumped shower? If it says client to supply radiators - does this include the thermostatic valves?
• Do ask for details of how the builder should be paid. This should be in instalments, as parts of the project are completed.
• Do check that all items are covered , including any materials/make of product you specifically requested to be installed.
• Do ensure that the contractor has insurance which covers damage to your property and your neighbours. Also, make sure that either the contractor's or your own insurance covers death and personal injury.
• Do ask each tradesman who gives you a quote about guarantees, particularly any which are insurance-backed.
• Do discuss whether they will give a final completion date and accept a penalty clause on failure to complete on time,
• Don’t make the final payment to your builder until you have received a Building Regulations Completion Certificate.
• Do consider using a formal contract such as the JCT Building Contract for home owners/occupiers. See the web site below.

Ask questions now, don't wait until it's too late!