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Building Control ...

Advice to householders

Introduction

In the initial stages of planning your building work:

Discuss the extent of your arrangement with your professional adviser/ architect - Does your contract with this agent only involve the preparation of architectural drawings or does it cover the site supervision as well?

If you consider your job so small you don’t require professional advice – it is still advisable to seek advice from someone from the industry who you know and trust.

Choosing your Builder

If you are considering any building work to your property and you need to employ a builder you should consider this choice very carefully. As this is one of the biggest investments you are likely to make you should thoroughly check the competency of the builder before employing their services.

If you employ a good reputable builder in terms of price, reliability and workmanship – the potential for problems will be greatly reduced.

Here are some things you should consider:

  • Get Recommendations – ask friends, family, neighbours, Trade Associations if they know of any reliable contractors who have appropriate experience for your proposed work type. You will receive an honest opinion of the builder – was he easy to work with; on time ; within budget; easy to talk to; etc
  • Always obtain quotations (at least three) and have them checked – all to be in writing and to include full breakdown of works to be undertaken - Don’t automatically go for the cheapest quote – remember cheapest is not always best.
  • Ensure you obtain the builder’s details and address
  • Ensure you receive a written contract together with building specification– agree it and seek professional advice if anything is not clear
  • Agree who is to be responsible for gaining Planning Permission and Building Regulation Approval together with payment of all charges.
  • Agree who is to be responsible for contacting North Tyneside Building Control to arrange all the necessary Site Inspections
  • Please note that the site inspection service carried out by North Tyneside Building Control is restricted to ensuring the health and safety requirements of the Building Regulations are satisfied. Should you wish to have a more extensive supervisory service you are advised to employ a suitably qualified person to carry this out on your behalf.

Ask questions of the builder

  • Do they have adequate public liability insurance – this will protect builder and client
  • How long have they been in business
  • Where have they worked before are they happy for you to see their work
  • What is their expertise in the particular project you intend to carry out
  • Can they supply references from satisfied clients
  • How do they want to be paid: on completion or in stages
  • Are they happy to accept a retention clause
  • Will they give you a commencement and final completion date
  • Will they accept a penalty clause on failure to complete in time
  • Will they agree to independent arbitration should you have any dispute
  • Do they belong to established Trade Association and/or look for Government’s Quality Mark – www.trustmark.org.uk.

The Federation of Master Builders offer a competitive warranty scheme covering:

  • Structural work/alterations
  • Extensions
  • Loft conversions
  • Disabled persons facilities
  • All general building work including new bathrooms and toilets, double glazing, central heating and insulation.

The advantages of this scheme include transferable cover for any subsequent purchaser of a property benefiting from this warranty. It also protects against loss of deposit, defects related to faulty workmanship/materials for the first two years, and against structural defects for a full ten years.

Sub contractors work can also be covered. The warranty will also protect the householder against the builder going out of business, is declared bankrupt or dies. This product is also backed by Allianz Cornhill plc, through its partnership with the Oval Insurance Broking Limited latent defects scheme.

Please contact 0116 2546221 for advice

  • Try to resolve all problems/queries prior to builder leaving site .
  • It is recommended that you receive your Completion certificate from North Tyneside Building Control prior to releasing final payment – agree this with your builder at Inception stage. This certificate will be required by your Bank, Building Society, Solicitor and required in any future house sale

Useful Contacts

The Federation of Master Builders
Tel: 020 7242 7583
www.fmb.org.uk

National Federation of Builders
Tel: 020 7608 5150 or
www.builders.org.uk

Quality Mark –consult Dept. of Trade and Industry
Tel: 0845 300 8040
www.qualitymark.org.uk

Recommendations if Problems Arise

  • Give your builder a chance to correct matters – put this in writing
  • Contact your Agent/Architect
  • Take photographs of all building work
  • Speak to your Building Control Surveyor – who may be able to assist with any Building Regulation issues
  • Get Advice – contact Trading Standards dept, Citizens Advice Bureau, your own Solicitor or engage a Chartered Building Surveyor.

Building work and neighbour notification

Where work in any way affects your neighbour’s property - please always discuss with your neighbour and try to receive their agreement to your proposals in writing and in advance.

The Party Wall Act 1996 will require you to notify your neighbour if the proposed work could affect the boundary. Copies of “The Party Wall Act 1996” Explanatory Booklet is available free from DCLG, PO Box 236, Wetherby, LS23 7NB or click link Party Wall Act.

When your neighbour is having building work carried out then this work should be completed without causing any damage to your property. If any damage is caused this should be brought to the attention of your neighbour and a course of action agreed to resolve the matter. If in doubt contact your solicitor who will advise you on your best course of action legally.

Note: The above are intended as brief pointers to householders and should not be taken as comprehensive advice or guidance. A solicitor will be the correct person to consult in these circumstances.

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