Building Control Advice

Improving your home - or just keeping it in a good state of repair - can be a frustrating and expensive business. You want to be sure that you have all the necessary approvals and then have a good job done. But, sometimes, you can end up dissatisfied with the firm or the way the work has been done - and worst of all seriously out of pocket.

You can also face all kinds of problems; time wasted through poor quality plans (both at approval and construction stages), lost deposits, bad workmanship, unexpected increases in the bill, simple jobs taking too long, "cowboy" contractors, worthless guarantees, etc.

This guidance note gives you some "Golden Rules" to follow when having work done on your home. It is aimed at helping you to avoid the risks and also explains what to do if you do have problems.

Before You Start

Decide exactly what you want to do, if you change your mind half way through it will be expensive both in time and money. Then find out if you need either Building Regulation and/or Planning Approval. An enquiry questionnaire can be sent to you to complete even if you don’t need any permission the reply letter will demonstrate in future (e.g. house sales) that you went through the proper channels

Financial Help

You may be able to get a council grant towards some kinds of work - a new roof or damp proofing for example - so ask about this, too. You will need to speak to the Housing Services –Private Housing Maintenance Section,

Choosing a Firm

When trying to decide on a firm, find out as much about it as you can about them. Are they used to doing the sort of work you want? Do they work quickly and tidily? How reliable are they? Ask for examples of similar work they have done - and have a word with the owners of the property to see if they would recommend that contractor.

Cowboys

At present anyone can set up as a builder, plumber, electrician or what have you. They don't have to have any previous training or experience. Sadly there are lots of 'Cowboys' around - people who ask for a deposit and then disappear; whose work is slapdash; who cut corners and use shoddy materials; who charge the earth for simple jobs. Watch out for them and don't be taken in. Never agree to have a job done there and then by someone who calls uninvited. They may sound convincing, but don't fall for lines like 'I was working on next door's roof and I noticed some of your slates need replacing' Don't take their word for it that something needs doing, or that "It'll just cost you a few pounds" - and certainly don't give them any money. Get their name and address and check up on them.

Shop Around

Don't be rushed into committing yourself and your money to the first firm you approach - or which approaches you. Spell out exactly what you want doing. Always get estimates (and, if you can, quotations) in writing from at least two firms, three if you can, and compare them. Remember, the cheapest won't always do the best job. Never agree to have work done without getting some kind of an estimate for it - even if it is only over the phone for an emergency job.

Your Contract

Many problems with home improvements arise from misunderstandings between customer and contractor over what exactly is to be done, the materials to be used, the price and starting and completion dates. To avoid confusion, make sure that your contract is in writing and that it gives clear, full details of the work to be done, prices, cancellation rights (if you have any), guarantees (and how long they will last) and when the work will be started and finished. Check whether any sub-contractors are to be used, and who will be liable if anything goes wrong. A good drawing and specification for larger jobs is ideal for pricing against.

If there is anything you don't understand, ask for it to be explained. If you have any doubts, get advice before you commit yourself, particularly if the salesman promises you anything or tells you something different from what is in the contract.

Guarantees

You have legal rights governing the quality of goods or services that you buy. In addition you may be offered a guarantee to encourage you to commit yourself. A firm may guarantee its work or materials for a certain length of time and offer to put right, free of charge, any faults which occur within that time. But don't rely too much on a long-term guarantee - the firm may have gone out of business long before the guarantee period is up! Read any guarantee carefully. A guarantee can never reduce or take away your legal rights, but it will only be worth anything if it gives you extra protection.

Starting Work

When work starts, you will have to notify Building Control (unless exempt) who will inspect the work at various stages, a fee is payable after the first inspection. This is a legal obligation upon you, the applicant - guidance notes are sent with an approval - and it is important to know that if work needs altering that it is your responsibility to get it done. It is therefore sensible to make sure a final inspection has been done before you settle the bill. If all the statutory inspections have been done then a Completion Certificate can be issued to you to put with the property deeds and verify compliance for any loan agreements and especially if you are looking to sell the house in the future. So make sure you know the inspections are being done.

Quality

It is important to realise that Building Control are only responsible for complying with current Regulations concerning Health, Safety, Conservation of fuel and Access for disabled persons. There is no control over the quality of work or workmanship. With this in mind, if you are unhappy with any of the work, ask the builder before the work is too advanced to do anything about it.

Payment

Be very careful about parting with money in advance and paying large deposits. Sometimes it is reasonable for a firm to ask for a deposit - it may have to make or buy things especially for you, such as window frames or patio doors. But never hand over money in advance to a trader you know nothing about. He may be a 'cowboy' and ride off with your savings. Be on your guard against the character who knocks on your door, offers to resurface your drive, demands £100 for materials - and is never seen again. If you are asked for a deposit, it is best to pay by cheque or credit card, if you can, so that you have some record of the payment. Insist on a receipt with the contractor's name and address on it, so that you can contact the firm if you need to. Don't make payments at intervals while work is in progress, unless they are part of your contract and you are happy with the work done so far.

As a rule of thumb, never pay more than the value that it would be reasonable to put on the work that has been carried out, and always ask for a receipt.

Always query any price increases in the final bill - especially if you had agreed that the contractor would not exceed his quotation without consulting you first.

Never pay the final bill in full until the job is completed to your satisfaction. It's much more difficult to get a firm to come back and correct faults if you do.

Builders & Workmen

So far, everything mentioned could put you off improvements altogether! However, it should be stressed that there are a lot of genuine hard-working craftsmen around who care a great deal about their standards and reputation and who will provide you with a good job. If you follow the guidelines above you should find one easily.

Have a Complaint?

What should you do if you have a complaint about work done? Follow these four steps:

Try to settle the dispute with the firm. Write to the head of the firm, explaining your complaint - and what you want done about it. Send the letter by recorded delivery, to be on the safe side, and keep a copy of it.
If you are not satisfied with the firm's response, tell your local consumer adviser, who may be able to take up your case with the firm.
Still not getting anywhere? If the firm is a member of a trade association, get in touch with it. The association may have a code of practice that offers a conciliation service for settling disputes between its members and their customers.
If you are still not satisfied, you can take the matter to court. Or, if the firm is covered by a code of practice that has an independent, low cost arbitration scheme for settling disputes, you can use that instead of but not as well as going to court.

If you do want to pursue your complaint, make sure, first of all, that it will be worth your while! For instance, if the firm has gone out of business, what are your chances of getting your money back? Get advice from a consumer adviser before you do anything further.

If you are having problems, you can get free expert help and advice from a consumer adviser at a local Trading Standards (or Consumer Protection) Department, Citizens Advice Bureau or Consumer Advice Centre. You'll find their addresses in the phone book or on the internet.