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| Webchat with Jeff Howell |
Our building expert Jeff Howell answered your questions on popular home improvements and their pitfalls.
From Alan: I've just had a new kitchen installed. I bought the units from one of the big retailers and had a handyman put them together in situ. It cost me less than half the cheapest quote I was given and less than a quarter of the most expensive quote. But, I've had a lot of little extra jobs to sort out, like re-routing gas pipes and booking a tiler. In the end I'm not certain whether the money I saved was worth the hassle. Is there a good way of finding an expert installer with all the skills but still cheap?
Jeff says: Not really. The best bet is to find a good local carpenter who is experienced in kitchen fitting. He should have the contacts need to get all the other related jobs done as well.
From Phyllis: Is there any way of guaranteeing that problems with building work can be fixed. I had an extension built by a company that went bust soon after. Two years on cracks starting appearing which I had to have checked out and fixed at my own expense. Could I have insured against the work failing or is there a trade body I could have gone to for a guarantee?
Jeff says: Some trade associations offer indemnity policies, which you can buy (they usually cost a percentage of the contract price). But like all insurance policies, they are payable at the discretion of the insurer. The best policy is always to get the work done properly in the first place.
From Ian: In your recent piece on extensions you recommended using an architect to design and manage the project. I’m an Architectural Designer – we also carry the indemnity insurance…can supervise works…can handle the tender / appointment of builders and supervise the works. We are qualified and a well skilled group – but don’t have the pompousness of most Architects.
Our fees tend to be much much lower than RIBA Architectural practices, and very often have far more experience and expertise in the area of domestic work. As you said…Architects are best known for Gherkins!
Do you feel that using surveyors and architectural designers are equally valid ways of getting an extension built?
Jeff says: There are several types of building professional who can design and supervise building work - architects, surveyors, engineers, architectural designers. The important thing is to find somebody who is experienced in the type of work that you need. All professionals will have differing skills and areas of experience, so you need to shop around until you find the one who is right for your circumstances.
From Peter: Is there a draft contract that is available from the Federation of Master Builders or some other body we as consumers could use to try and get some safe guard against all the problems that we seem to have getting jobs done?
Jeff says: The Federation of Master Builders is just a trade association and, believe it or not, builders don't need to have any qualifications to join. There is a very good and simple contract available from the JCT (Joint Contracts Tribunal) called 'JCT Contract for the Home Owner/Occupier' available from Construction Industry Publications on 0121 722 8200, priced around £11
From Avril: Our kitchen installation is an ongoing nightmare. We have been trying to resolve it since installation at end May 2002. By January of this year, we took our complaint to the Kitchen Suppliers Association, as our supplier was a member of it. As yet no resolution! What kind of credibility to organisations like this have, and what power do they have to resolve disputes like ours?
Jeff says: Trade associations don't have any credibility at all. They exist largely to protect their members from the public. Your only real recourse is to take legal action in the Small Claims Court.
From Tom: I'm thinking of making an offer on a 2 bed terraced house in Plymouth, but I have a couple of doubts about the central heating system: firstly there are no radiators in the living and dining rooms, and secondly the boiler has been installed in the main bedroom, which seems illogical. How difficult and expensive would it be to put these things right?
Jeff says: You need to get the system looked at by a CORGI registered gas installer. Look at the CORGI block advertisement in the Yellow Pages or call 08705 168111 or look at the website http://www.corgi-gas.com/
From Arthur: I'm interested in doing a loft conversion and doing the work myself but I'm not sure how to comply with all the latest fire regulations, joist reinforcement etc. What would be the best way for me to get expert advice on all that side of in advance of starting work?
Jeff says: There are several books available.
From G Kent: I had a kitchen fitted by person KNOWN to me and trusted. However I feel it is very difficult to find people who are 100% good and honest in business. Personal recommendations are best but good people are booked up well in advance. What is your advice on finding decent and honest workers?
Jeff says: If you don't know anything about building, then you really need to engage a professional to supervise the work for you. A good local architect or surveyor should be able to find and supervise decent builders. The common advice is to use personal recommendation, but I don't think this is foolproof. Your friends or relatives maybe able to recommend a builder who is a nice guy, but can they really judge the quality of his work?
From Guy: Thank you for a cracking feature on conservatories. We are looking to carry out a host of home improvements and this is very useful. The thing that comes through most strongly is the need to use professionals - surveyors and so on - who are not selling you something.
We live in a timber frame country cottage in Bucks, made with old brick, lime mortar, and a tile roof. Where would I go about finding suitable people to carry out the work required?
Jeff says: You need to find a local architect who is experienced in historic buildings, or you may be able to find builders via your local authority building conservation officer (in the planning or building control department).
From Terri: A warning and some advice please! Last year, with huge excitement and not a small amount of expense, I had a new kitchen fitted for the first time in my life! To cut a long story short - I ended up with a green marble work surface. As the guys who fitted it were walking out of the door they threw a comment back over their shoulders 'don't forget, no lemon juice or baby oil'. I scrambled out of the door after them to see if they had any more gems to drop on me but they shrugged their shoulders and left.
However (here's the warning) I am finding it marks with just about anything… including our hard Berkshire water! Please (and here's the advice request) does anyone know how to get rid of surface marks on marble.
Jeff says: Marble is a soft stone, and is always likely to be stained. You could try sealing it with something like a floor tiling sealant, but it really sounds as though you've been sold an unsuitable product, which is something you should take up with the suppliers.
From Brian: Regarding loft conversions. We purchased our property in 1993 - it had and still has a loft conversion with velux windows therefore it does not protrude from the roof line, the only work we required was a new staircase. We decided to sell the property in June this year and found a buyer. His local solicitor asked if we had Building regulations for the conversion, which of course we had not.
Our solicitor suggested that an indemnity insurance policy would cover the fact that there were no Building Regulations on the loft, which the buyer's solicitor said "the policy would not be worth the paper it was written on", and the buyer pulled out.
Can we apply for building regulations retrospectively? Would this require a lot of work to bring the loft up to standard?
Jeff says: Yes - you can get the local authority building control department to inspect the existing loft conversion. The only reason you would need building regulations approval would be if you intend to use it as a habitable room, in which case the most likely regulation you would have to comply with would be means of escape. This might need an enclosed staircase, and self closing doors.
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