In this blog we share our experiences of successful property renovation of clients’ properties since 2004.
To set the scene, here is an example showing the basic steps to a successful renovation. Two neighbours wanted an open-plan kitchen-diner in their side-return extensions; but each had a different brief. We produced concepts with 3D visuals that met both sets of requirements, then designed the extensions in detail, obtained planning approval, and carried out a competitive tender. We then oversaw the build, constructing two glazed side return extensions, then furnished both sides. This collaborative project saved each neighbour over £10 000 (plus another £5000 on project management fees!) at 2016 prices.
This blog builds on similar examples, discussing a number of issues that you need to consider for your renovation; in particular, how to choose your building contractor.
Decisions, decisions
You will face many decisions with your proposed renovation – What is possible? Will the Party Wall Act apply? Will the work meet building regulations? These can be quite daunting if you haven’t used building professionals and trades before. For a large renovation, extension or remodel you might engage a home designer to help you through the process.
“Style Within designs and manages stylish property renovations in Bath and Bristol from concept to completion. We remodel homes, obtain planning consent, create luxury interiors, refurbish rooms and deliver the complete project”.
Whether you engage professional help or manage everything yourself, one of the most important decisions will be your choice of building contractor.
Building contractors
If you search on-line for the work you have in mind, there will be plenty of firms to choose from. But how do you decide who is best?
The type and value of the project will dictate the sort of contractor you might shortlist, but how many quotations should you get? Will there be any hidden costs? What other factors might be important before making your decision?
“We’ve worked with many building contractors in Bath, helping our clients through the range of options available. Most are very good and we use them regularly. Then there are those to avoid…”
Home renovation specification
As we mentioned in the blog how to renovate a property, a key document for a successful renovation will be the technical specification which you pass to the contractor for pricing. You also need to have realistic expectations of cost and time.
“When we first meet our clients, we find that most are very good at outlining their general thoughts. But they need help to specify their requirement, technically. Others will admit that they have a vague notion of what they want, but don’t know where to start. We spend a lot of time helping our clients to clarify their brief, which we then turn into a design with specification “
For more extensive projects you will need a set of construction and building control drawings and structural engineer’s calculations in addition to the detailed specification. This forms the technical documentation pack against which contractors will tender. Later, we’ll say more about the importance of using technical language in your specification to obtain a reliable price.
Quotations
It is important to get at least three quotations. First, this helps you to check that prices are competitive. Second, it allows you to meet other builders with innovative ideas and cheaper ways of doing the work.
“When running a competitive tender for our clients, we choose two of our regular contractors, and at least three others that we’ve not used before. This provides an independent option for our clients, and invites opportunity for fresh opinions and ideas. The reason for inviting at least five contractors to tender is that several will not bid; if you only invite three, you may get a single offer, or none at all!“
Contractors receive tender requests on a weekly basis from all sorts of people, and tender preparation takes a lot of effort. That’s why they will only respond to reasonable prospects. So invite your shortlisted contractors to site before they tender, to demonstrate your commitment.
Treat the visit like an interview. Prepare a list of questions. You will be paying tens of thousands of pounds to one of these contractors so you will want to choose wisely. A site visit gives you and the contractor the opportunity to clarify issues. They will also be interested in site access and other practical features not found in the technical documentation.
You should ask to see a contractor’s work before making a decision. Just by looking at the finish, you’ll tell how competent they are.
“We always see previous work, even for trades who come highly recommended. In some cases, what we saw was disappointing – diverging grout lines, misaligned sockets and other indications of a person’s skill and attention to detail.”
Also check their qualifications. For electrics they should be Part P accredited (registered with NICEIC, ELECSA or equivalent). Occasionally, an electrician won’t have this accreditation but will rely on a separate qualified tradesperson to sign off their work. For gas, check the Gas Safe Register. Ask for copies of their insurance; they won’t mind being asked.
Comparing quotes
How can you be sure that you are comparing like with like between three quotations? The best you can do is to have provided a taut specification for them to price against. Here is an example:
If you say that you want “six lights in the bathroom ceiling”, you are likely to get three different prices because you’ve not been precise. Compare this with: “The contractor shall supply and fit quantity 6 recessed, dimmable, fire-rated 7W LED downlighters ref XYZ, on circuit A to 2-gang switch S”. In this case you are leading the contractors to offer their best price for the same requirement.
A taut specification might drive out a higher price – but it will be a more reliable price. Most prices escalate because the specification isn’t well written. So-called hidden costs, aren’t really hidden – they emerge from a lack of detail. More time spent on the technical specification will minimise this risk.
“In our experience, responsible contractors prefer to see a detailed specification. It helps them to price more accurately and removes their fear that some other bidder might undercut them with inferior products.”
Ask your tenderers to provide a price against each item in the specification. You should create your own spreadsheet for the full renovation including carpets and blinds so that you can forecast total cost. Then, if the initial cost is too high, you can trade elements within the total, or perhaps delay certain purchases until they become affordable.
If a contractor only provides a headline price, ask them to confirm in writing that the price meets the specification in full. Then you should be fine.
Choosing your renovation contractor
In addition to the price, other factors to consider before selecting the successful tenderer would be:
- Did you like the contractor when you met? Did they communicate well? Did they come across as flexible and knowledgeable? Were they enthusiastic for your project? Did they offer helpful suggestions? Is this someone you could get on with?
- When you looked at their previous work, which produced the highest quality?
- In their tender or site visit, were any of the contractors open to identifying additional cost, even if that put their bid at a disadvantage? Did they look at access and ask informed questions of their own? Did this make you feel more confident that they really understood your project?
- Which contractors would use their own team, and which would sub-contract most of the work? Contractors are only as good as the trades working for them, whether employed directly by them or sub-contracted. Beware of contractors relying on agency workers, who they may never have used before.
- Which contractors can meet your preferred start date?
Successful property renovation
If everything else is equal and the price affordable, you may find that the contractor with whom you felt most comfortable should win the contract. You will be spending the next 4-6 months or so in their company, negotiating changes and overcoming challenges; you won’t always agree with each other, so it is important that the relationship works well.
But, having followed this guidance and done your homework, you are well on your way to a successful renovation.
