Choosing a Builder
Choosing a Builder
This is a critical stage of the whole process –
finding a builder you can trust and you feel comfortable with is very
important. You will be having a very close relationship with this person,
especially if you’re living on site during any of the process and you end up
sharing the bathroom!
·
Choose more than
one to tender for the job – this way you can see if the costs being presented
are fair and realistic.
·
Give a good brief
– make sure they understand all aspects of the job and what your expectations
are.
·
Price is, of
course, important, but don’t take the cheapest simply because it is the lowest.
Get the higher bidders to justify their prices and find out what may have been
missed by the first builder.
·
Check the
builders’ work by visiting other jobs they have done or are doing.
·
While every
builder will have to be registered by November 2007, check to see if they are
part of the Certified Builders of NZ or Master Builders organisations. Please
note that if they are not, it does not necessarily mean they are poor builders.
There are excellent builders who are not members of either organisation.
·
What guarantees,
if any, are offered with the job and are they prepared to make time to come
back to do any work that is unsatisfactory.
·
Builders,
especially good ones, may be booked well in advance, so ensure you start
looking early in the planning process.
·
Word of mouth is
often a good place to start looking for a builder and our website –
www.buildingguide.co.nz - is a good place for alternatives.
·
Group House
companies are a reliable and convenient option for many people. All provide
standard designs and some will do custom designed homes as well. They will take
care of the whole project for you from start to finish, including the project
management.
·
You may choose to
have your architect or designer stay on as full project manager or you may have
an arrangement where your builder is the project manager and the designer takes
on an overview role. Make sure the arrangement is fully spelt out in the building
contract.
·
There are
specialist project management companies and, while this may be a bit more
expensive, this can take many of the hassles out of the whole building process.
BRANZ (the Building Research Association of New Zealand) has a list of Accredited
Advisors who can also manage a building project, or even specific elements
within the overall job. See www.branz.org.nz
·
You may wish to
be the project manager yourself. Ensure you have the time – it requires a lot –
and, ideally, the expertise. The Building Code is a complex and exacting rule
book and the technical aspects of many components of the building process are
important to get right.
Contracts
You have options on how you work with your builder. You may choose to
work under a Full Contract or Labour-only – or a Managed Labour-only. Full
Contract can make your life easier: one price that covers the bulk of the work
(add-ons, such as kitchens, tiles and tiling, door furniture and tapware may
not be included) and the builder will manage the subbies working and the timing
and there is one person to go to if there are any problems.
A full
contract and the price includes:
- All
materials.
- Subcontractors
and their prices.
- Getting
consents.
- Liaison
with the architect/designer.
- Arranging
inspections.
- Managing
the whole building project.
A labour-only
contract means the builder is only responsible for actual building work – you manage the rest of
the process. The implications are that you become responsible for the project,
including getting consents, supervising the building work, organising
sub-contractors and materials and the Health and Safety Plan. If you’re considering
this option to save money, keep in mind the time demands – it becomes a virtual
full time job.
A managed
labour-only contract is a hybrid of the two. For more
information on these options, go to the ConsumerBuild website –
www.consumerbuild.co.nz
Websites to visit for more information: