Homeowner Clients

It’s a good idea to at least talk to an architect and/or building surveyor in the first instance. 

Architects are highly qualified professionals trained in the art and science of building design. The title 'architect' is protected by law and the profession is regulated by the Architects Registration Board (ARB). Architects develop the concepts for structures and turn those concepts into images and plans. Their work involves more than just the appearance of a structure. Everything architects design should be functional, safe and meet the needs of the people who use them.

Architects are trained to support a client from the beginning to the end of the project, including the planning and construction phase, and have a particular skill in administering construction contracts. They are required to hold professional indemnity insurance and to meet the professional standards of the ARB Code of Conduct.
https://www.architecture.com/working-with-an-architect

Architectural technologists are qualified to offer design services and manage projects from inception to completion. They can lead the technological design of a project to realisation. However, they do not train for as long as architects and may not have the skills required to support you through an entire building project. 
https://architecturaltechnology.com/about/what-is-a-chartered-architectural-technologist.html

If you are dealing with a large, older or run-down property, a building that is unusual or altered, or if you are planning major works, you may wish to appoint a building surveyor. They can survey the condition of your building and advise on defects, and repair and maintenance options. If you require a structural survey, you will need to appoint a structural engineer. Building surveyors may be able to undertake some design work for you. They can also advise on building defects, building regulations, construction contracts, dilapidations, health and safety, and project management. 
https://www.ricsfirms.com/residential/

Construction projects need managing throughout their entire lifecycle. They need someone to control site operations, organise personnel and materials, and keep tabs on the construction budget. 

On a domestic project, it is normal for your builder to take on this role. However, it is possible to hire a separate construction manager instead. Either way, it’s a good idea to acknowledge the need, agree the scope, and be clear about who is responsible from the outset.

Whether you are building a new home from scratch, carrying out renovation work or having a new extension built, you are going to need to find a builder to carry out the work. Take your time in finding a firm that has the necessary experience and skills for your project. It is good practice to get quotes from at least three firms, but make sure the quotes can be compared like for like, i.e. are based on the same information.

Your builder is best placed to cost the project, ideally as part of a tender process, based on an outline schedule of works. They will also advise on how long the project will take. Your builder is legally obliged to ensure that certain aspects of the works meet building regulations and will build that into their cost and schedule.

The construction budget you agree should include reasonable allowances for the cost of materials, personnel and any minor adjustments on site. If significant changes are required on site, they are likely to impact on costs. Remember also that a construction budget does not include the cost of searches, inspections, professional fees (including Party Wall and Boundary matters) or taxes such as VAT.

Your property is likely to be your biggest single asset so make decisions based on quality and value rather than the lowest cost. You are very likely to want the work to last and to add value to your property. 

It is your responsibility to check that anyone you are appointing is competent. If they claim to be a member of a trade association or professional body, be sure to check their credentials. 

Follow up with referees. Among other important questions, you are likely to want to know whether they were happy with the builder’s conduct and the quality of their workmanship.

Check whether the builder is insured. They should have public liability insurance to protect themselves against property damage, and personal and public liability insurance to protect them and the general public in the event of an accident or injury. Employer liability insurance is compulsory. Contract works insurance will provide cover in the event that bad weather delays progress with building work.

Finally, check guarantees and warranties. Are the builders offering a guarantee on a large-scale job? If it is a new build, you will need a guarantee on the property.  

Be clear about your budget from the outset and make sure that payment terms are included in your contract.

The Construction Act (section 109 HGCR Act) entitles the payee to stage payments for any work under the contract unless the contract states that the duration of the work is to be less than 45 days or the parties agree the duration of the work is estimated to be less than 45 days.

It is usual to pay at the end of an agreed phase of works, or in monthly instalments, although this will depend on the value of the project. For example, a small project may just require a one-off payment on completion.

Avoid paying upfront or a cash deposit. This shouldn’t be needed.

Avoid a ‘cash in hand, VAT-free’ deal: you will not have a valid contract if there is no proof of payment.

Under the Building Safety Act, the client is legally required to undertake the duties of Principal Designer and Principal Contractor unless they appoint competent professionals to carry out those duties on their behalf.

• If you appoint an architect or a designer to your project, they should be able to carry out the Principal Designer role on your behalf.
• If there is more than one builder on site you will need to specify a Principal Contractor.
• Both appointments must be made in writing, otherwise you will remain legally responsible for the principal contractor and designer duties.

Provide all possible information about the construction site or building on which the project will be completed that your builder may need to complete the project safely, such as information about boundaries and access, existing structures, site security and any health hazards.

If your project is likely to last longer than thirty working days and have more than twenty people working at the same time at any point, or exceed 500 person-days, you are legally required to notify the Health & Safety Executive (HSE).

Download a Short Guide on the Construction (Design and Management) Regulations 2015