What to ask builder? Quote for extension.
Discussion
Have had plans drawn up for a ground floor extension at the back, with patio doors etc etc.
Builders will shortly be coming round to discuss project and then give us quotes.
I have never done anything like this before. Does anyone who has, have any advice of what I should be asking the builders at this stage?
e.g. whether the cost includes the paving outside the patio doors etc
I don't want to take anything for granted....to be told "that's extra" halfway through the build!
Many thanks
Builders will shortly be coming round to discuss project and then give us quotes.
I have never done anything like this before. Does anyone who has, have any advice of what I should be asking the builders at this stage?
e.g. whether the cost includes the paving outside the patio doors etc
I don't want to take anything for granted....to be told "that's extra" halfway through the build!
Many thanks
References. Vitally important. Take them up.
Put your location in your profile, someone might be able to recommend someone in your area.
As for your other questions, whether anything has been missed out etc depends on how detailed your plans etc are. In the US it's customary to bid low to get the job, and then wait for the customer to change something (which happens all the time) which is when the wording in the contract that deals with this situation becomes rather important. The charges for change orders is where they make the money they didn't on the original contract.
So, if your plans are detailed and exact, and you won't want to change anything as you go along, you should be ok.
Put your location in your profile, someone might be able to recommend someone in your area.
As for your other questions, whether anything has been missed out etc depends on how detailed your plans etc are. In the US it's customary to bid low to get the job, and then wait for the customer to change something (which happens all the time) which is when the wording in the contract that deals with this situation becomes rather important. The charges for change orders is where they make the money they didn't on the original contract.
So, if your plans are detailed and exact, and you won't want to change anything as you go along, you should be ok.
Well surely you'll be getting a full written quote from each builder? I give quotes for my roofing business and always detail exactly what the customer will be getting in writing beforehand.
Why don't you ask if they have any previous customers you can go and visit to look at their extensions and see how happy they are with the work?
Why don't you ask if they have any previous customers you can go and visit to look at their extensions and see how happy they are with the work?
Aye...assume nothing. If it's not written down somewhere then it's not included.
As for cost, think of a number......then double it
Allow about £1500 per sqm for a completely finished, fitted out, nothing for you to do, not so much as a run a duster over it living space.
Oh and the biggest tip EVER....DO NOT START THE WORK NOW.
I did, last year. No back on my house and it was -13 regularly and for long periods....I wasn't living there but it prolonged the whole process by about 6 weeks. This meant an extra 6 weeks living it the in laws....misery.
I'd wait until spring if I was ever doing another big job like this again.
As for cost, think of a number......then double it
Allow about £1500 per sqm for a completely finished, fitted out, nothing for you to do, not so much as a run a duster over it living space.
Oh and the biggest tip EVER....DO NOT START THE WORK NOW.
I did, last year. No back on my house and it was -13 regularly and for long periods....I wasn't living there but it prolonged the whole process by about 6 weeks. This meant an extra 6 weeks living it the in laws....misery.
I'd wait until spring if I was ever doing another big job like this again.
As already mentioned references, and don't be lazy, go to see previous work.
Clarify exactly what is included. A new patio outside is probably one of the most common extras required for an extension.
In my experience an extension will be finished to a decorating standard, which means ready to decorate, not decorated.
A simple electrical finish with the minimum plastic ceiling roses, switches and sockets. Ask about doors, skirting, flooring, and heating. Will it include radiators? Underfloor heating is another common extra that will not be included in the price.
Clarify exactly what is included. A new patio outside is probably one of the most common extras required for an extension.
In my experience an extension will be finished to a decorating standard, which means ready to decorate, not decorated.
A simple electrical finish with the minimum plastic ceiling roses, switches and sockets. Ask about doors, skirting, flooring, and heating. Will it include radiators? Underfloor heating is another common extra that will not be included in the price.
Thanks all for your great advice!
Will definitely ask for references.
Will definitely go through everything from standard of inside doors, skirting, patio door type, to the immediate outside....even down to the drainage.
Yeah Dave, we were thinking about starting soon....but isn't the idea to build the 'box' at the back before knocking through the exisiting wall??
Will definitely ask for references.
Will definitely go through everything from standard of inside doors, skirting, patio door type, to the immediate outside....even down to the drainage.
Yeah Dave, we were thinking about starting soon....but isn't the idea to build the 'box' at the back before knocking through the exisiting wall??
Get Karter said:
Thanks all for your great advice!
Will definitely ask for references.
Will definitely go through everything from standard of inside doors, skirting, patio door type, to the immediate outside....even down to the drainage.
Yeah Dave, we were thinking about starting soon....but isn't the idea to build the 'box' at the back before knocking through the exisiting wall??
If you can do it like that then yeah, go for it. I suppose a "simple" extension will lend itself to that. Sorry for scaremongering but it has scarred me for life Will definitely ask for references.
Will definitely go through everything from standard of inside doors, skirting, patio door type, to the immediate outside....even down to the drainage.
Yeah Dave, we were thinking about starting soon....but isn't the idea to build the 'box' at the back before knocking through the exisiting wall??
In my case the back of the house had to be removed then the new structure built up and roofed in. It was a bit complicated. Mine was a 2 storey job though and all open plan on the ground floor.
get refs, see the work and draw up a contract with staged payments. if the builder shirks when you shove the paper under his nose asking for a signature walk away
even better if you can include proposed schedule of works in the contract which will be black and white record of what he has signed up for
i did all the above for a very small 6k bit of building work and all went very smoothly with no issues at all. even if they didn't i would have had the safety net of the contract to fall back on should things get nasty
even better if you can include proposed schedule of works in the contract which will be black and white record of what he has signed up for
i did all the above for a very small 6k bit of building work and all went very smoothly with no issues at all. even if they didn't i would have had the safety net of the contract to fall back on should things get nasty
As others have said, at the absolute minimum get an itemised quote from each company.
Much better is getting a friendly QS to draw up a quick Bill of Quantities or even a list of individual items and get the companies to price those as well as the drawings.
Also vitally important to discuss staged payments during the selection phase. If they look worried, or start asking for 75% of the cost of the job in the first payment, look elsewhere.
I'd also ask them how long they estimate it'll take and agree a reasonable timescale with them. 2 men could do it in 3 months, or 6 men in 1 month. What you don't want is 6 at the start, 5 the next week, 4 the next, 2 then none... for a few weeks.
Agree a % retention for snagging. It's a difficult amount to get right, it's got to be big enough that the contractor will come back to rectify any defects, yet not so big as to be his entire profit on the job!
Much better is getting a friendly QS to draw up a quick Bill of Quantities or even a list of individual items and get the companies to price those as well as the drawings.
Also vitally important to discuss staged payments during the selection phase. If they look worried, or start asking for 75% of the cost of the job in the first payment, look elsewhere.
I'd also ask them how long they estimate it'll take and agree a reasonable timescale with them. 2 men could do it in 3 months, or 6 men in 1 month. What you don't want is 6 at the start, 5 the next week, 4 the next, 2 then none... for a few weeks.
Agree a % retention for snagging. It's a difficult amount to get right, it's got to be big enough that the contractor will come back to rectify any defects, yet not so big as to be his entire profit on the job!
Prepare a possible list of builders from friends etc.
Be aware though, that most people don't know the difference between a good and a bad job , and admitting their builder was s
te is actually a poor reflection on them.
Your first list may be of 5 or 6 , get them around to have a look at the job , see how you get on with them , got a bad feeling say thanks for your time , get a good feeling , hand them a set of documents and so on
Getting a fixed price is heavily dependant on the documents you submit for pricing.
Formalise a standard letter to go with the drawings and documents itemising your rulkes of engagement.
I would suggest you prepare an A4 doc , room by room stating the level of finish and the amount of electrical points etc. Include decorations and radiator types . Skirtings coving picture rails etc.
If there are any stages of the work you will carry ot yourself , state this clearly .
Now invite them to submit their fixed price quotation no later than XXXX allow about 21 days , proce to be held open for 30 days.
Ask for the price to be broken as follows.
Structure
External works
Plumbing
electrics
decoration.
Ask for them to confirm the time required to complete the project, along with their suggested payment terms .
Whilst an extensive list of components broken down may look impressive to you, I would avoid this like the plague. What hasn't been listed ?
You just want a final note to confirm they have allowed to carry out the works identified or inferred on the documents and drawings in a workmanlike and fit for purpose manner and to the final approval of the building inspector.
Ask for a couple of references.
When the prices come in , one or 2 of them will look favourable to you.
Dont be afraid to look at the cheapest , you have already dismissed builders you wouldnt be keen to work with.
Being called for dinner now. Good luck
Be aware though, that most people don't know the difference between a good and a bad job , and admitting their builder was s
te is actually a poor reflection on them.Your first list may be of 5 or 6 , get them around to have a look at the job , see how you get on with them , got a bad feeling say thanks for your time , get a good feeling , hand them a set of documents and so on
Getting a fixed price is heavily dependant on the documents you submit for pricing.
Formalise a standard letter to go with the drawings and documents itemising your rulkes of engagement.
I would suggest you prepare an A4 doc , room by room stating the level of finish and the amount of electrical points etc. Include decorations and radiator types . Skirtings coving picture rails etc.
If there are any stages of the work you will carry ot yourself , state this clearly .
Now invite them to submit their fixed price quotation no later than XXXX allow about 21 days , proce to be held open for 30 days.
Ask for the price to be broken as follows.
Structure
External works
Plumbing
electrics
decoration.
Ask for them to confirm the time required to complete the project, along with their suggested payment terms .
Whilst an extensive list of components broken down may look impressive to you, I would avoid this like the plague. What hasn't been listed ?
You just want a final note to confirm they have allowed to carry out the works identified or inferred on the documents and drawings in a workmanlike and fit for purpose manner and to the final approval of the building inspector.
Ask for a couple of references.
When the prices come in , one or 2 of them will look favourable to you.
Dont be afraid to look at the cheapest , you have already dismissed builders you wouldnt be keen to work with.
Being called for dinner now. Good luck
Busa mav said:
Prepare a possible list of builders from friends etc.
Be aware though, that most people don't know the difference between a good and a bad job , and admitting their builder was ste is actually a poor reflection on them.
Your first list may be of 5 or 6 , get them around to have a look at the job , see how you get on with them , got a bad feeling say thanks for your time , get a good feeling , hand them a set of documents and so on
Getting a fixed price is heavily dependant on the documents you submit for pricing.
Formalise a standard letter to go with the drawings and documents itemising your rulkes of engagement.
I would suggest you prepare an A4 doc , room by room stating the level of finish and the amount of electrical points etc. Include decorations and radiator types . Skirtings coving picture rails etc.
If there are any stages of the work you will carry ot yourself , state this clearly .
Now invite them to submit their fixed price quotation no later than XXXX allow about 21 days , proce to be held open for 30 days.
Ask for the price to be broken as follows.
Structure
External works
Plumbing
electrics
decoration.
Ask for them to confirm the time required to complete the project, along with their suggested payment terms .
Whilst an extensive list of components broken down may look impressive to you, I would avoid this like the plague. What hasn't been listed ?
You just want a final note to confirm they have allowed to carry out the works identified or inferred on the documents and drawings in a workmanlike and fit for purpose manner and to the final approval of the building inspector.
Ask for a couple of references.
When the prices come in , one or 2 of them will look favourable to you.
Dont be afraid to look at the cheapest , you have already dismissed builders you wouldnt be keen to work with.
Being called for dinner now. Good luck
Are there many builders that would be ok discussing this level of detail? I remember getting quotes and doing it in a really analytical way either drove them away or gave me really inflated prices (I assumed they thought I was a trouble maker so priced that in). Be aware though, that most people don't know the difference between a good and a bad job , and admitting their builder was s
te is actually a poor reflection on them.Your first list may be of 5 or 6 , get them around to have a look at the job , see how you get on with them , got a bad feeling say thanks for your time , get a good feeling , hand them a set of documents and so on
Getting a fixed price is heavily dependant on the documents you submit for pricing.
Formalise a standard letter to go with the drawings and documents itemising your rulkes of engagement.
I would suggest you prepare an A4 doc , room by room stating the level of finish and the amount of electrical points etc. Include decorations and radiator types . Skirtings coving picture rails etc.
If there are any stages of the work you will carry ot yourself , state this clearly .
Now invite them to submit their fixed price quotation no later than XXXX allow about 21 days , proce to be held open for 30 days.
Ask for the price to be broken as follows.
Structure
External works
Plumbing
electrics
decoration.
Ask for them to confirm the time required to complete the project, along with their suggested payment terms .
Whilst an extensive list of components broken down may look impressive to you, I would avoid this like the plague. What hasn't been listed ?
You just want a final note to confirm they have allowed to carry out the works identified or inferred on the documents and drawings in a workmanlike and fit for purpose manner and to the final approval of the building inspector.
Ask for a couple of references.
When the prices come in , one or 2 of them will look favourable to you.
Dont be afraid to look at the cheapest , you have already dismissed builders you wouldnt be keen to work with.
Being called for dinner now. Good luck
I see most builders being happy to provide the requested information, it isnt a lot really , just cuts to the chase.
This is the detail of what I want doing , these are the rules ,
How much
How long
When do you want paying ?
When they get given a set of my drawings to price, they know they are going to get a similar tender invite letter and a list of requirements from the client.
If you don't provide all the details of what you want you will just get a line of provisional sums which is next to useless .
Busa mav said:
I see most builders being happy to provide the requested information, it isnt a lot really , just cuts to the chase.
This is the detail of what I want doing , these are the rules ,
How much
How long
When do you want paying ?
When they get given a set of my drawings to price, they know they are going to get a similar tender invite letter and a list of requirements from the client.
If you don't provide all the details of what you want you will just get a line of provisional sums which is next to useless .
Other than the detail of what I want doing...and an agreement on reasonable time to get it done.....what else is left to put in this 'Rules' section?
Once again, genuine Q, as its in my interests to understand!
Rules may have been the wrong word , but lead the process and take coontrol of the process .
The manner in which you want the price broken down, the request for timescale , suggested payment stages etc.
When they are first looking at the project , alsop discuss their requirements for materials storage and skip location.
Also their earliest possible start date , you may need to ask this before even asking for a price , especially if you have a short lead in time to a desired / critical start date .
Set out the rules and you will find builders paying more attention to the project , there cannot be anything more frustrating for a builder than having to spend a lot of time pricing an incomplete project brief.
The covering letter really doesn't need to be any more than a single sheet .
Karter. Where you based? Will have a look to see if I have any spare contracts., if a builder don't want to sign one, ask them to leave .
We like to have everything documented for the customer and contractors protection . My architect highlights where every socket , switch, rad, light etc goes. The more you get in writing the better.
We like to have everything documented for the customer and contractors protection . My architect highlights where every socket , switch, rad, light etc goes. The more you get in writing the better.
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