How to stay friends with your builder throughout your house build

1)    Money

However relaxed the builder may seem:

a)    Agree in advance how and when payments will be made to avoid stress or resentment.

b)    Put a crystal clear contract in place identifying which payments go through the contractor or directly to suppliers / subcontractors, whether you are paying daily rates, a fixed rate or a mix and when they are due. 

c)    Expect and respect regular transfer payments, whether at regular intervals or key build stages.

2)    Health and Safety

Don’t roll your eyes at this, accidents happen!

a)    Play your part by dressing and behaving appropriately on site.  You might be “just be having a quick look” but don’t wear flip flops, high heels etc...  Respect mandatory protective codes for which your contractor is legally responsible.

b)    Inspect your site and consider possible risks; discuss any concerns with the builder.  

c)    Never smoke or tolerate smoking on site.  Be firm on this point in the unlikely event your builder is not.  Apart from the health of others, you do not want your building to literally go up in smoke!

d)    Be aware that may standard building products contain fossil fuels.   The builder may default to the cheapest most familiar option, so if you want to use more sustainable products do your own research and specify what you want.

3)    Outside space

Construction work will be disruptive.  Work on the basis that your outside space will probably be severely impacted during the works. 

a)    Remove / relocate anything precious (tubs, even plants etc...) and plan where to reinstate them. 

b)    Ensure a reasonable allocation of space for your own vehicles, trades vehicles, deliveries and material storage.

c)    Position a Portaloo where it can be easily serviced. 

d)    If space is limited, communicate with your neighbours and ensure builders remain polite – ask that they refer any issues back to you.

4)    Buying supplies / materials

a)    Understand that global issues have increase prices and cause shortages, so agree to buy early when needed.  Your builder will typically know what is in short supply.

b)    Some supplies can have very long lead times.  Make decisions and agree on key items as soon as possible.  For example high performance windows being manufactured aboard can stop building work.  Until they are installed and the building water tight, subsequent trades cannot proceed.  

c)    Ensure you have dry, secure on site storage for purchased materials.

5)    Insurance

a)    Confirm your builder has appropriate insurance for the job.

b)    Speak to your buildings and contents insurer about the works.  Not notifying them could be critical even if that is all they require.  Notify them again once works are complete. 

c)    Clarify insurance implications for new builds in gardens, especially access routes.  Ideally fence off the site from your existing dwelling.

d)    For renovations, ensure both you and the builder are fully covered, particularly if you remain living in the house. 

e)    If attached to another property, confirm that party-wall cover is included.

6)    Your own space

If you live in the house during renovation, remember the builders are in their work environment, whilst you are in your home.  If this relationship is going to work, you need a plan to accept and control mess. 

a)    Since 2015 it’s been mandatory to provide toilets and rest areas for builders; if you do not want them using your own toilet, you will have to provide a Portaloo. 

b)    A rest area should allow workers to sit down and boil a kettle.  This might seem a surprise but is reasonable so ensure they are comfortable.

c)    Create your own “sanctuary” by keeping part of the house clear, dust free and out of bounds to the builder.

d)    Expect to move out for key work stages (e.g. water and electricity shut offs), plan this with your builder – perhaps take a holiday or stay with friends or family.

7)    Know what you want and don’t change your mind  

a)    Changes cost time and money; if you must have a last-minute flash of inspiration, mention it as soon as possible so it can be accommodated more easily.

b)    Do not rely upon the architect (unless you have specifically paid them to do so) or the builder to “design” details in your house – specify exactly what you want.

c)    Do not assumed marked spaces on a plan (i.e. “kitchen”) will automatically look great.  Coordinate the plan with your architect / kitchen / bathroom supplier as early as possible to ensure plumbing and electrics are placed correctly for your desired layout.

d)    Think about exactly how you are going to use each room.  If you leave layout decisions too late, sockets, pipes even walls may need moving and you will be paying twice!

e)    Changes cause delays as well as costs and your builder may have other work scheduled, so avoid alterations that risk them (or their subcontractors) disappearing to other jobs!!

8)    Building Regulations etc...

a)    Building Regulation certificates act as an important long-term protection, proving work was completed to correct standards – they are crucial to selling your home or making an insurance claim in the future.

b)    You pay for the Building Regulations inspector directly; using either a Local Authority, or an independent inspector. 

c)    Inspectors visit at key points during the build (coordinating with the builder).  They check the construction elements that cannot be seen once a job is complete as well as checking the build conforms to regulations concerning fire, disabled access etc...

d)    Since the Grenfell Tower fire in 2019, fire regulations have become increasingly significant, even for domestic dwellings.  These may well impact the basic design of your house as well as any products you use such as fire doors and fire escape windows etc...  ask about this at an early stage, you may have to change your desires in order to comply.      

9)    Generally

a)    Ask your builder’s (or indeed any trade’s) opinion.  They are the experts and have done this many times more than you..

b)     Making coffee for everyone on site may not be practical all of the time, but if it’s very cold, people are working alone or you want a chat with the main contractor, of course do something to show your appreciation - I’ve taken everyone on site out for a cooked breakfast on Friday mornings and bought cold beers at the end of the shift on a hot day.  They are a team and getting to know and appreciating them and vice-versa will have a huge impact on your working relationships which will hopefully have a commensurate impact on the success of your project!