• Get it Right First Time
• Avoid the Cowboy Builders
• Make sure you end up with the extension you wanted

Cowboy builders have long been a problem for householders. The East Staffordshire Building Control team have noticed an increase in the problem over the more recent past.

Geoff Sherratt the Building Control Manager says that recently there have been a number of instances where problems have occurred that could so easily have been avoided. The team at the Council are keen to assist owners in ensuring that they don′t become the next victim.

Many homeowners seem to place remarkable trust in builders that they know little or nothing about. Consider whether you would cheerfully part with a few thousand pounds for a car, with no guarantee as to whether you were buying a budget saloon or a stretched limo, or even worse, whether it would ever be delivered at all! This, in many cases, is what happens when people engage a builder to carry out work on their home. Heartbreaking stories abound of householders who have parted with many thousands of pounds. There is lots of good practice advice that is very easy to follow:-

• Make use of a simple contract
• Ensure that you know exactly what you want to achieve

If using a smaller building company, or if your project is particularly large you may be asked to make stage payments as work progresses. In this case you should make sure that all aspects of the work carried out to date are satisfactory. Remember: never pay for more work than has been carried out on site.

Remember that the Council Building Control Surveyors, although carrying out a Regulatory service, are in fact looking after the interests of the homeowner. Local Council Building Control Surveyors are totally independent and will provide advice and assistance where necessary to help owners and builders ensure that building works comply with the Regulations.

Some tips to avoid problems:

• Never engage a builder without some form of reference. Do not select a builder by sticking a pin in the Yellow Pages. See if your neighbours or friends can recommend anyone to you.
  
• Choose at least two builders with an established reputation and ask them to give a written quotation.
  
• Ask for the addresses of work that they have recently completed so that you can check them out yourself.
  
• Ask for the addresses of work that they have recently completed so that you can check them out yourself.
  
• Remember to ask the all-important question, ‘would you use them again?
  
• Ask them if they are able to offer you a ten-year insurance backed guarantee for the work.
  
• Details of insurance schemes that may be available can be obtained from Building Control.
  
• Get a number of quotations, and remember an estimate is not the same as a quotation. Where possible, for all but the smallest schemes, three quotations should be obtained.
  
• Make sure both you and your builder know exactly what you expect for your money. Use a contract. A simple form of contract for small jobs is available from the Building Control office. If properly completed this should cover most aspects of a small domestic project.
  
• Make sure that both sides know exactly how much will be paid, for what and when.
  
• Discuss your project with your Building Control surveyor. Find out what he expects to see and when. As the job proceeds confirm with your builder that he has called the surveyor at the right time. If you have any concerns check things out with your BC Surveyor.
  
• Be particularly wary of tradesmen calling offering to repair something which they "have noticed when passing" or salesmen using so called "cold calling" techniques aimed at selling you a service you may not in fact want or need.
  
• Remember that the cheapest price may not necessarily be the best price. Quality work and value for money should be the aims so try to find the best builder for the best price.
  
• Avoid cash deals to save VAT. If you deliberately avoid paying VAT you may expose yourselves to prosecution if you subsequently try to make a claim under Consumer Protection Law.
  
• Ask for a copy of the Builder′s Insurance. Public liability cover should be at least £500,000.
  
• Do not accept any excuses for lack of insurance.
  
• If valid insurance cannot be shown choose another builder.
  
• Check your own property insurance to ensure that you are covered while building work is being carried out and inform your mortgage company as some have a requirement to notify them of works to a mortgaged property.
  
• Ensure that Building Control has been notified as required. When carrying out work that may need Building Regulation consent ensure that Building Control has been notified as required at various stages and that Council officers have been along and inspected the work.
  
• Building Control will issue a completion certificate which covers Building Regulation matters However you must assess the condition and quality of those parts of the project not subject to control under the Building Regulations, such as finishes, painting etc. You may wish to employ the services of an architect/other agent/surveyor or even a project manager for larger projects
  
• Do not part with any money until you are satisfied with the work. Ideally you should pay in stages as the work progresses.
  
• If disputes arise then keep copies of correspondence, notes of conversations, photographs etc. as evidence to support your case.
  
• Contact the Building Surveyor to check that he is satisfied and is prepared to issue a completion certificate.
  
• Please remember that these are only guidelines for you to consider which may or may not all apply to you. In the unfortunate event your building works do not come up to your expectations you can contact the Trading Standards department or take independent legal advice from a solicitor or Citizens advice Bureau.
  
• Do not forget that building work can be a source of noise and pollution. Please think of your neighbours and your local environment, restrict work to reasonable hours, keep noise levels to a minimum and do not obstruct pavements and roads with materials.
  
• Is your builder considerate to neighbours? Builders may find themselves the subject of complaints from householders about noise, hours of working, recommended working hours, dust or mud on the roads and there may be many other matters depending upon the site and local circumstances.
  
  We all like to get on with our neighbours and we would like them to have consideration for us but in turn we have our own responsibilities to them.
  
  To enjoy a happy relationship there has to be a partnership and the partnership should be such that everyone will benefit.
  By working with the Building Control Team and following best practice advice it is much less likely that you will receive any complaints about your building work.
  
• Doing it yourself There is no reason why you cannot do the work yourself but be warned even a confident DIY'er should employ certain specialist trades where appropriate e.g. electricians, plumbers.
  
  Never attempt to install an unvented hot water system or gas water heater yourself without advising Building Control.
  
  It is a Legal Requirement that anyone working on a gas installation has to be registered.
  
  If you do decide to, "Do It Yourself" please ensure that you make best use of the Building Control Service by ensuring that you notify us prior to commencement of work and at the correct stages throughout construction.