Next steps - approaching builders

last year

I’m looking to do some substantial renovation works on my property. There’s no extension works involved, but the big ticket items are likely to include:

- Renovating a small living room, sealing up old open fireplace, knocking through an understairs cupboard, installing bespoke cabinetry
- Splitting up a single open loft conversion space into 3 separate rooms with stud walls, installing additional Velux window
- Installing a new patio (no existing patio), renovating or replacing existing driveway
- Drainage improvements and repairs, including re-rounding / lining or replacing partially collapsed pitched fibre drains.
- Reroofing

Where I’ve got to so far is:

- I’ve worked with an architect to do a high level feasability study, who recommended getting quotes to decide scope. He also advised a small / medium builder would be best vs individual trades to lower costs
- I’ve got a design pack for the internal lounge / loft renovations from an interior designer
- I’ve got a quote in progress with a groundworker for the patio / driveway / drainage.
- There’s some uncertainty over the current drainage setup; a CCTV survey (which I think may be botched) suggested combined sewers, but the groundworker suggested there’s separate foul and surface water systems, which are backed up by the property plans. The placement of inspection chambers for these don’t align with the plans though.
- I have several recommendations for different builders

I feel I’m nearly ready to engage with builders, but I also don’t want to blow it by getting the sequencing wrong and annoying them by getting in touch before I’m properly prepared. So I was wanting advice on a few things:

- It feels like the unresolved drainage situation needs further exploration. I’m not sure on the next best steps for this - should I conduct another CCTV survey (which may not cover the whole network), get in touch with building control for advice, or speak to builders now and get them to take care of this as one of the first steps?
- What level of information do I need to provide to builders at this point? The lounge / loft design pack somewhat covers the interior, but I don’t have documentation for the rest. Would a simple list of high level items, budget, design philosophy etc. be sufficient for now? I don’t want to overwhelm builders but equally want to go in showing enough preparation that they know I’m serious.

Featured Answer

Jonathan

last year

It seems like you haven’t got clear line of sight on the drains but since any good builder will be unable to start for several months I suggest you engage with builders now, gain their perspective and instruct them to start. You can add the drains to their list of jobs later but at least having spoken to them you can then make a decision if the drains need further investigation.

Separately it seems a good time to push the button on the project. It’s going to be disruptive for you but that is easier to cope with when the weather improves and the days are longer (remembering that you are likely to spend 6 weeks talking to builders then another 2/3 months waiting for availability you are likely to actually start in May/June). And judging by an upturn in order at builders merchants it seems like this year is going to be a busy year for building….. meaning secure a builder now before they all get so busy they can put their prices up.

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Comments (7)

Sonia
last year
I’ve never employed a builder for such a large project, but my sister has and she employed our brother, a builder, to complete an extension plus lots of refurb work internally. It was a pretty big project and took nearly a year to complete. In fact she and her family moved out whilst the work was carried out. I used to pop in to see how it was going and I was amazed how my brother had set up an office in one room with the plans stretched out on the wall which he ticked as he completed each section. He is a sole builder but has lots of trades he calls on for things like plastering, plumbing, electrics, tiling etc. He has a very good relationship with the trades he uses and many of them have become friends and they often reschedule their own work to fit in with him, so things aren’t delayed for too long. I think if you could find a builder like him then it will certainly help you get everything done reasonably on schedule. So I would agree a small sole trader like him or a smaller company would be a good option. As to the drains, that is part of a builders job to advise on surely? I think you sound very organised and you just need to find a builder who is just as organised. Please try to use someone recommended to you by someone who has used them. Wish you lots of luck with your refurb, sounds exciting!
R E thanked Sonia
Sonia
last year
Forgot to say the patio and drive were the last things my sister had completed, after the house was all done.
R E thanked Sonia
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R E
Original Author
last year
Thanks for the advice! Yeah I’m trying to get a balance of doing my own homework so that builders I appraoch know I’m serious and I have some idea what’s going on, vs doing work they will do themselves. Never done a project on this scale before so hard to know without input from others!

I’ll likely be starting with the external works - aside from the fact that drainage is a serious issue and needs sorting as a priority, I figured with all the excavating, banging etc. that it’s better to do all that and any cracks they cause inside befoere doing the interior 😅
Vanessa Barriball
last year
Do your homework before employing a builder. If the builder is a limited company then do a Companies House search on the directors as well as the company. If the company has been set up recently then avoid. If the directors have been involved in a number of building companies then avoid. Google the builders, you may find information not on Companies House. Don’t believe reviews on the company website, get personal reviews and recommendations. Ask to be put in touch with previous clients, especially those with finished projects.
Don’t pay too much upfront, agree stage payments and stop paying them if work slows or stops.
You can probably tell I was burned by a builder. I did most of what I recommended above but things still went wrong. Because we had agreed stage payment we didn’t lose a fortune, but we could have.
R E thanked Vanessa Barriball
PRO
PAINTFORME
last year
last modified: last year
@Vanessa Barriball it sounds like you’ve had some experience! I’d agree with most of what you said, but there are a few points I’d like to add. 😉

Choosing the right tradespeople might seem easy, but it’s definitely not! At PAINTFORME , we’ve worked with other businesses - from companies to sole traders - since 2008, collaborating on residential and commercial projects ranging from simple redecorations to full-scale property refurbishments.

We always start with thorough research, followed by direct conversations to gain a “human” perspective - this is a crucial part of the process. Speaking to someone allows you to sense who you’re dealing with. If the conversation doesn’t flow well, it’s often a red flag. Trust your gut! Ideally, you should meet in person (not just over the phone), and an on-site consultation (or online if necessary) is the best option.

Our general rule is the 5-3-1 method: Research for five businesses, shortlist three, and choose one. Even then, there’s still a chance things might not work out perfectly - but this process helps reduce that risk.

I’d like to comment on two points you mentioned:
1. The age of a business: I personally have 30 years of experience in residential and commercial refurbishments, renovations, and redecorations. I’ve been self-employed for 20 years and am now the director of a new Ltd. company for only two years. Based solely on the age of the business, you might reject us immediately - but I know we could easily be your top choice! 😊
2. Directors in multiple companies: If someone runs several businesses in entirely different industries, that’s fine. However, if one individual has been a director of multiple building, refurbishing, or renovating businesses that consistently close down carrying debt, it’s a clear warning sign you’re dealing with cowboys.
Lastly, ensure you have the scope of work clearly detailed in a written contract, verify their insurance, and agree on stage payments to protect yourself throughout the project.

Best Regards,

Adam Stefaniak

PAINTFORME
PRO
PAINTFORME
last year
last modified: last year
Hi R E,

If you’re based in London and within our service range, I’d be happy to provide an on-site Project Consultation/Property Assessment. Normally, we charge £85/hour, but I’d be delighted to offer you a discounted rate of £45 - and a coffee! During the consultation, we’d take the time to discuss your project in detail and conduct on-site checks.

While we don’t handle drain or roofing works, I can research and recommend the best tradespeople for those services if you’re interested (this would be a paid service). That said, I’m more than happy to listen to your concerns and any findings you’ve made so far. I might even be able to provide some helpful recommendations based on the information you share.

Feel free to reach out via our website by filling in the contact form. https://www.paintforme.co.uk/contact/

I look forward to hearing from you.

Best Regards,

Adam Stefaniak

PAINTFORME