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!

Forgot to say the patio and drive were the last things my sister had completed, after the house was all done.

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 😅

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.

@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

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