So you are ready to renovate but you need to instruct trades. You have heard all the horror stories; Someone paid up front and the builder never came back! Your neighbour said that their builder didn’t finish the job to their liking, the cost of their renovation just kept going up and up! Yes, these things happen but they can also be avoided! With the right research and communication renovations can run smoothly.
Here is some advice that was said to me and from my personal experience of working with various trades over the years renovating homes. When I say trades, this covers plumbers, electricians, decorators and plasterers, anyone who you employ to come into your home to do work. You are putting your biggest asset into their hands so it is important you get what you want and you can trust them.
Firstly, finding your trade, it is best to do your homework on anyone you employ to work in your home*
- Recommendation. This is the most obvious one. It is always better to use someone who has been recommended by someone who has used them. However, not everyone knows someone who has had work done.
- Research. If you are looking for your tradesperson in a local magazine or one of the many trade websites. Do not be afraid to ask them if they have done any work locally that you may be able to go and have a look at. They may be able to give you an address of a previous client with which you can drive round and take a look (not necessarily go inside though) or a number for you to call and speak to the previous client.
- It is always advisable to get quotes from at least 3 different trades. Check each quote carefully to ensure it gives you full details of what their price includes. One may sound expensive but it may include a lot more items than the cheaper quote. Make sure you find out their staged payment plans.
- It is also acceptable to keep a 5% – 10% contingency back for any snagging issues that may occur.
- Its not just about the costs, you also need to feel comfortable that you can work with them. If you feel comfortable and are happy with any references they have given you, its now time to sit down and talk about what you want and are looking for.
Instructing your tradesperson
- Budget. Always keep in mind your budget and always have an contingency of at least 10% you never know what issues may be found once they start work!
- Communication is key!! To ensure you get exactly what you want and to avoid any disputes at a later date you need to be clear on what you want. This is where I advise you to make lists and take a copy – one for you and one for tradesperson. Date it and initial it so there is a record that you have both seen and agree to the items. They are human and they will forget. I used to put a fresh list on the wall everyday when I was having work done so they didn’t forget! (I learnt from a previous mistake where I just assumed they would remembered)
- You will need to know where everything is going as any changes made once the work has started could result in more cost.
For example, a bathroom remodel, you will need to think about where you want the shaving unit, toothbrush holder – or does your bathroom mirror need an electrical connection? Do you want an alcove in the shower for all your shower products? Will you be putting up any other shelving in the room – does the wall need reinforcing? Are they providing the materials or just fitting?
If you are providing the materials, remember it is not just the furniture, what about the fixtures and fittings. Speak to the plumber and ask them to advise on what you will need or speak to the retailer where you are buying the furniture from.
Not having the all materials when the builder is ready could be a costly mistake. You do not want to end up with workers on site unable to do anything because they don’t have the tools – you will still be charged for their time.
For a large project you should have detailed plans or drawings, and an engineers report. However, you will still need to consider all the finer details of furniture placement to work out where plug sockets, light switches, ceiling lights, built ins need to go.
Keeping up to date with the work
- Do not be afraid to ask questions during the project – How is it going? Are you on track? Do you see any issues? Do you have everything you need?
- If you have to go to work whilst the work is being done – when you get home have a look at what has been done and if you are unsure or worried about anything – ASK! Even if it sounds silly. It is your home and you have the right to know.
- If anything needs changing, change it sooner rather than later. It will be more costly to have to put right at the end of the project.
Payment
- A deposit will be required to get going. This is totally acceptable. This is usually payment for the materials.
- NEVER PAY THE FULL AMOUNT UP FRONT! No matter what they say, you should never pay the full amount up front – if its a large project, staged payments will be required, or until the job and is done and you are satisfied.
- Staged payment details should be agreed before the work starts and set out in writing (this applies to a large renovation. For a smaller jobs it may be deposit and balance on completion).
* If you are making structural changes to your home it is advisable to check with your local planning office as to whether you need to obtain any planning permissions or an engineers report.
I only work with trades I know, like and trust. If you would like to see if they can help you, please see my blog My Trusted Trades
