Advice on Labour

Self-building means getting the best from experts in their field. Jason Orme explains how to approach working with builders and architects.

More than at any other time in your life, self-building means trusting people who know an awful lot more about what they’re doing than you do. This doesn’t just mean bowing down to the greater judgement of profes­sionals such as architects and engineers, it also means finding and hiring the best builders and labourers you can and being able to listen to them and take on board their opinions.

For fiercely independent self-builders, it’s useful to remember that you’re the boss — not just of the workers on site but everyone you employ from day one. Approach the hiring of architects in exactly the same way as you would builders. Draw up a shortlist of three or four in your area and interview them. See previous work and meet former clients.

Far too many self-builders fall into the trap of being intimidated by architects. Ensure that a build cost is established at an early stage and that the design is based on being able to realistically achieve that figure — you should gauge his ability to meet budgets at an early stage. It’s important to remember that the number one reason self-build projects go over budget is because of the disparity between the initial design and what it can realistically be built for. Architects need to have your build cost budget at the front of their minds throughout the design process and, if neces­sary, ask them to employ a quantity surveyor on your behalf to independently assess the scheme. It’s critical to start out on the right path. Architects work on a variety of different arrangements — from a simple fee for a design through to being retained (usually for a percentage of the total build cost) to super­vise the project. Establish what’s best for you from the start and be sure to clarify exactly what you are getting for your fees.

Of course it’s dealing with builders, not architects, that strikes fear into many people’s hearts. Yet, with adequate preparation, the chances of a serious dispute with your builder are very slim. Do your research and get recommendations from friends, neighbours, even warranty inspectors, to draw up a shortlist. Invite them out to the site and give them a set of detailed plans. The more detailed the specification, the more likely you are to get an accurate price. At this stage, don’t reveal your budget. Give the builders between four and six weeks to come back to you with a price and give each of them a call a week before your deadline. Chances are that one or two won’t get back to you — but of the three or four that do, consider the quotes carefully. Getting good builders is partly about timing, and you may find that it pays to wait six months for a builder you really click with. Generally, though, get them to commit to a start date (this may in reality slip by a couple of weeks) and assess the prices. Don’t always be seduced by the lowest price: if a builder isn’t making money out of a project, he won’t be as committed to it as you’d like.

Once you’ve identified a builder, get the details of a couple of previous clients from him and visit them in person. Clarify the arrangement, in writing if necessary. Agree to pay the agreed price in monthly installments (if using a main contractor; if you’re directly employing subcontractors, they usually need paying weekly) and agree a procedure for ‘extras’: sums that may not have been accounted for in the initial price, such as changes to the scheme, finishing items and so on.

The key to a successful working arrangement is to establish a relationship of mutual trust. The overwhelming majority of builders are highly skilled, experienced professionals and take pride in a good job. By under­standing what it takes to be a good client, you’ll stand a much better chance of a good rela­tion­­ship with your builder (see below).

How to be a good client

• Establish the ground rules in terms of extras.
• Be prepared to pay for issues that crop up during the project — pay regularly and on time.
• Visit the site regularly to check on progress and show you’re interested — but don’t stand watching the builders work.
• Be prepared to have a laugh and a joke with the guys on site but remember you’ll never be best mates with them.
• Ask questions if you don’t know. Your builder won’t expect you to know everything.
• Don’t change your mind too often.
• Ensure everyone is working from the same set of plans.
• Get the builder to put his board outside — that way his work is on show to everyone driving past, and if he leaves the site empty too long it will be obvious for all to see.
• Meet regularly to establish progress — it enables you to identify any slips early in the process.
• Be flexible and civil — being a nice person about small issues helps you to maintain control over the big picture.
• Above all, remember that while you’re the boss, for the nine months to a year of a building project, you’re entering a world where your expertise will be considerably less than the people you’re employing — which is of course why you’re employing them in the first place. Listen to advice and be flexible where possible — and ensure that you communicate clearly in order to get what you want out of the transaction.

Read the rest of the 30 Minute Guide to Self-Build:

• Advice for the First-Time Self-Builder
• Advice on Finding a Plot
• Advice on Projects
• Advice on Planning
• Advice on House Design
• Advice on Finance