Read the full story in the Daily Mail

Devastating and expensive problems for new home owners. Don't let your new home construction turn into a disaster. Read 'An Introduction to Building and Renovating Houses - Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home'. Valuable tips to ensure your home build project is a success. Learn what to look for to ensure your house is handed to you free of defects. 

3 apartment buildings in Sydney over a period of 6 months developed major structural cracks resulting in residents being evacuated - read the story
Consider the cost and the inconvenience of having to move out of your home. But also your new home is suddenly worthless. Why it's vital to select your builder and designer carefully.

Building contractors are hugely varied and range from the one-man business where the owner does almost everything themselves, through to multinational construction companies that construct building projects valued at hundreds of millions of dollars. Some contractors are specialist, only doing electrical, plumbing, carpentry or bricklaying work, while others provide a full construction package. Those that do the complete building may have all the resources and building trades in-house for your home building project, while others employ subcontractors to do many of the specialist construction trades. In fact, some building companies are more like project managers employing subcontractors for all of the construction work, and they merely manage these contractors. Some contractors specialise in particular building projects, for instance some do home renovations, others only build new houses (some contractors specialise in luxury houses, others in typical middle income houses, some construct low cost housing, others use particular materials or methods), or civil structures, apartment buildings or office buildings. Larger companies may have different divisions that specialise in different types of construction. Most contractors work in specific towns, regions or countries, with only the larger construction companies having the ability to work across a wider geographic area and across states.
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Many building projects go badly because the wrong contractor is selected, often the contractor that submitted the lowest price. 

When selecting a contractor it’s important to consider the following:
Ø  Does the contractor have the required experience to deliver the services required? Have they worked on similar building projects? There’s a difference between contractors that build low-cost houses to those that build luxury houses. A heritage restoration requires particular skills.
Ø  What services they offer? If you want the contractor to design your house or home extension then check that they have good designers who will interpret what you want and deliver a design that works. Do they offer planning services and can they help with the interior design, fixture selection and finishes (such as bathroom, kitchen, tiles, materials and colours)?
Ø  Do they have the applicable registrations for the work? Usually there’s a requirement for builders to be registered in the country or state. Check with the registration body that the registration is current, that it’s in the correct trading name of the contractor and that it’s for the trade that you’re looking for. Companies also usually have to be registered for tax purposes.
Ø  Can they produce acceptable quality? Have they produced good quality work on their previous building projects? Do they have the required skills available to produce good quality work in your home?
Ø  Do they have the resources to carry out the work? This includes; equipment, management and the tradespeople. If they don’t have the resources, can they get the resources and will they be able to manage them?
Ø  Do they have the financial means to carry out your project? Are they financially secure? If the contractor is suffering losses on other construction projects this could cause them financial stress which could mean that they can’t pay for people and materials. In extreme cases the contractor could become bankrupt partway through your home build project, leaving you facing delays and additional costs while you find another contractor to finish your house. You’ll probably also lose deposits and advances that you’ve paid them.
Ø  What other work are they currently doing? If they’re involved with other large projects they may not have the resources or the finances to successfully undertake your work.
Ø  What’s their safety record? A poor safety record is often indicative of poor management. Contractors with a poor safety record shouldn’t be used. Accidents delay building projects and they could get your house construction stopped by the authorities until the contractor rectifies safety breaches. 
Ø  Do they have a good reputation?
Ø  Have they got a previous record of being claims orientated and having legal disputes with owners? You don’t want your budget blown by extra costs!
Ø  Are they reliable and complete their building projects on time?
Ø  Do they use good subcontractors? Who will their main subcontractors be? Do these subcontractors have a good reputation?
Ø  Has there recently been a change in management?
Ø  What insurances do they have? (I'll discuss insurances in a later article.)
Past performance however isn’t always indicative of how a contractor will perform on your home construction project and I’ve on occasion had good contractors perform poorly because they were over-committed on other construction projects, which meant they had insufficient and poor quality resources for my project.

Selecting the wrong building contractor could result in a poor quality home, one that is problem filled with ongoing issues long after building is finished - even resulting in a home which is unsafe for you and your family. Selecting a contractor who is incapable of doing the work, one that doesn't have the experience, skills or equipment will result in additional stress for you and inevitably it will result in delays to the completion of your new home. It's vital to understand your contractor's capabilities and reputation, then ensure that you can work with them. Check that they understand your expectations for your new home and that they can meet your expectations.

Never select a building contractor only on price - because they are the cheapest. Inevitably you'll find that the cheapest contractor doesn't always result in a cheap project when things start going wrong.
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​Know your contractor - they will be your partner.

​​A building contractor must be selected that can execute the type of construction work you require doing, that has the capabilities, and who operates in your region. There are often thousands of contractors (bricklayers, builders, electricians, painters, joiners, tilers, roofers, plumbers, etc), but even so it can be hard to find one willing and capable to do your building project.

• The best solution is to approach contractors you’ve previously successfully worked with on other building projects. However, it will still be necessary to check that they’re interested in carrying out the work and that they have the required resources available. Since you last worked with the contractor circumstances may have changed and they could for instance have new managers who aren’t as focused as the ones in place when they last worked for you. They may also now be committed to other building projects and have limited resources, or only the ‘B team’ is available for your construction work.
• A simple solution is to search for construction contractors on the web. By typing in the trade and the location it’s possible to obtain a selection of contractors. Visiting their websites usually provides more useful information including their contact details. Often websites provide details of previous construction projects. Sometimes though, not all the possible contractors come up in a simple search since some may not have websites and others might not be shown as operating in your location even if they are. There’s also often little indication of the size of construction work that the contractor can undertake, nor of their resources. Websites also only give examples of their satisfied customers. For example: I required a retaining wall to be replaced, but a number of contractors I approached weren’t willing to price the project. For some the project was too big, while for others the project was too small. This wasted lots of my time.
• Looking through local newspapers, or even the relevant trade publications will sometimes produce advertisements of contractors working in the area. Again it’s difficult to gauge their reliability or their capabilities.
• There’re often forums and associations in many regions, such as ‘Master Builders’ or specific trade organisations and groups. These associations should have a list of building contractors operating in the area who would be capable of undertaking your construction work. The fact that the contractor belongs to such an organisation provides some level of comfort, although often there’s no restriction or qualifications required to belong to the forum or association (other than paying a fee), and few of these organisations can punish members that don’t perform, unless they’re serial offenders.
• Driving through the area you’ll often see sign boards, vehicles or equipment with the names of contractors working in the area. Stop at these work sites and talk to the project owner, perhaps even view the contractor’s work to see their quality and professionalism.
• Often acquaintances, colleagues, businesses and neighbours may have contacts for contractors (painters, plumbers, tilers, electricians and builders) that have worked for them in the past.
• In some areas, local tradespeople and building companies can register with a central tendering (pricing) or quotation company. The central company can be contacted and the project’s requirements and location specified. Usually a number of suitable companies will respond and provide a price for the work. Sometimes these systems have a well-established website and it’s possible to review what past clients said about the work of each of the contractors. This is usually only useful for smaller projects.
• Designers, architects, quantity surveyors, project managers and engineers working on the project will always have an extensive list of suitable building contractors that they, or their colleagues, have worked with in the past.

It's important that you find the right contractor capable of doing the work you require them to carry out. I'll discuss this topic in more detail in future articles.

​Many contractors have display homes which you can visit. The contractor offers to build the same house wherever you want it at an advertised price. Many contractors also offer standard home designs which you can select and have them build at their advertised price. While others offer a kit home, which you can purchase and erect on your property. This all sounds like a great idea, you know what you are getting and the price! But is that the case?

As with any contractor it’s important to understand the contractor’s reputation and their reliability. In many cases owners fall in love with a particular home design which is within their budget. Sometimes it's not even the overall layout that they like but specific features of the house. It seems an easy process then to sign a contract and get your new home construction underway. Little thought has been given as to who the contractor is, and whether you’ll be getting the advertised product, at the price you envisaged and within the time-frame required. It’s important to choose your contractor wisely (see my article later on selecting the contractor and questions to ask your contractor) and not become solely focused on a particular product. 
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​When selecting a display home or standard plan you must consider the following:

• Will the house meet your local and housing estate rules and permit conditions?
• Understand why you like the house. Ensure that the layout of the home really does suit your needs and those of your family. Don't rush into accepting a house because you like some of the features. Indeed, perhaps even some of these features won't be replicated when the house is built on your property - or perhaps only at an extra cost.
• Is the price really the final price? What provisional sums and prime cost allowances are in the price (I'll discuss this in a future article)? The display home may have more expensive finishes and fittings than the contractor’s advertised price allows. To get the same quality fittings and finishes could add considerably to the final price. Items to consider include:
  • The type of light fixtures.
  • Bathroom fixtures, including bathtubs, basins, toilets, towel rails, toilet roll dispensers, shelving and tap fittings.
  • Counter tops in kitchens.
  • Kitchen cabinetry, including how many, doors, handles and finishes.
  • Windows, including if insect screens, double glazing, tinting, etc, are included.
  • Appliances, including the make and size.
  • Air-conditioning, including the size, make and efficiency. For ducted air-conditioning consider the type and location of air grilles.
  • Wardrobe, including the material, the number of shelves and drawers and whether cupboards have doors (if required).
  • Doors, including the kind of locks and handles, the type and quality of door and the frame. Some front doors can cost several thousand dollars so don’t automatically assume that the door you see on the display home is the one that you’ll get installed in your house.
  • Garages, including the internal finishes and the type of door, it’s material and whether it’s automated.
  • The extent of wall tiles in bathrooms and kitchens.
  • The type of vanity slab in the bathroom.
  • Bathroom cabinetry.
  • The number of electrical outlets.
  • The type of floor finishes, including the quality of carpets.
  • The type of skirtings.
  • The type of cornices.
  • Patio, including floor finish and roof covering.
  • The type of shower door and enclosure.
  • The type of tiles.
• What’s included and excluded in the price? There could be additional costs for site clearing and levelling, connecting utilities, approval by the authorities, landscaping and even for the foundations.
• Will the house plan actually fit onto your property? Indeed is it actually suitable for your block considering the property slope, shape, size, orientation, access and the neighbours?
• Is the house design and materials suitable for your climate?
• Is the contractor reliable? Will they deliver a quality home? Will they complete the house in the time they said they would?

Of course selecting a house from a standard plan does have it's advantages. It can save design fees. In some cases the plans are already approved for that area so it could speed up approvals - meaning construction can start sooner. Often builders have optimised the house designs so they are cheaper to build than other designs.
But it's always important to understand what you are getting and that there aren't hidden costs and unpleasant surprises. Importantly, always ensure that you are employing a reputable contractor and that the home design is really what you want.

​I'll discuss many of these points in more detail in later articles. But of course they are all in in my new book 'An Introduction to Building and Renovating Houses: Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home' which also contains lots of valuable information to save you money and ensure that your home build or renovation project is a success. Click on the image to read a preview on Amazon. The book is available in paper or ebook form from Amazon and other online stores, or ask your local bookstore to order a copy for you.

An Introduction to Building and Renovating Houses Volume 2 is packed with advice and tips for a successful project.

Building or renovating a house should be exciting, it will be challenging, but it will end successfully if planned correctly. Building a home is going to be one of the largest investments you make – both emotionally and financially, so it’s important to get it right.

The process of building or renovating a house starts at the beginning where you decide what you want, where you want it, when you need it, how much you can afford and how you’re going to manage and construct the work. This practical book takes you through the what, when and where process. Learn what to look for when choosing your ideal property, know what you should consider when renovating an existing house, understand important design considerations for your dream home, and view simple suggestions that could transform an existing home at a modest cost.

​Don't buy land that you will later regret. Don't believe your real estate agent. Learn what to look for and the questions you should ask.

​Understand design concepts. Learn what questions to ask your architect. Don't accept a house design which you regret later. A design which missed critical essential items. A design which should have been better.

​Don't embark on a costly home renovation project which might not yield the desired results. Don't find that costs on your renovation or remodelling project have skyrocketed. Know what questions you should be asking before starting your renovation project. Learn how to avoid unpleasant surprises and mistakes.

You're ready to start building or renovating your house and you decide to get a building contractor to construct all of the work or parts of the project. Getting the wrong contractor could be disastrous, but equally, not providing the contractor all the information could mean that you receive variation claims during construction for the extras the contractor wasn't aware of, which will make your home build or renovation project more expensive and possibly result in lengthy legal disputes.
But also when you receive prices from building contractors you need to carefully check them (a process which we will look at in more detail in a future article) because not all prices are what they seem. 
The steps to finding and appointing a building contractor.

• Ensure that you’re clear about what you want the contractor to construct. If you already have drawings then these will form the basis of the contractor’s price. Maybe you only want the contractor to do portions of the work because you'll do some of the work or you'll appoint other contractors. Know what materials you'll supply.
• Make a list of all your requirements, as well as any restrictions which could hinder or limit the contractor’s work. For instance, are there particular working hours or maybe the estate has rules for contractors. When contractors know these restrictions they can include them in their price. Surprises during construction will allow the contractor to submit a variation claim and you'll probably have to pay them additional monies if they can prove that they couldn't have known about the restrictions or requirements which are now delaying them or causing them additional costs.
• Preferably, know what form of contract you want to use and what contract terms and conditions you will consider. I will discuss contracts later.
• Find suitable contractors – I discuss this in a future article.
• Investigate these contractors to see that they are a match for you and your project, that they have the capabilities to execute the project and that they want to do the work. Do they have the people and financial stability to build your house?
• Provide them written instructions of what they should price and the restrictions on the project.
• Provide them as much information as possible. This could include drawings of the new work, drawing of existing structures, estate rules, contact details, specific concerns, and preferably the contract document to be used.
• Walk the contractor around the project site so that they’re familiar with the working conditions.
• Give all contractors the same information so that you’re able to easily compare their prices.
• When the prices are received carefully adjudicate the prices – I'll discuss this in a future article.
• If there’s anything unclear with the price, or the price doesn’t include items it should, then send questions in writing to the contractor. Carefully evaluate the answers and adjust the price (or your additional costs) if necessary.
• Once you’ve chosen the contractor issue them with a contract document for them to sign. You and the contractor should each keep a copy.
• Once you’ve appointed the contractor it’s good practice to notify the other contractors that they weren’t successful.

​I'll discuss many of these points in more detail in later articles. But of course they are all in in my new book 'An Introduction to Building and Renovating Houses: Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home' which also contains lots of valuable information to save you money and ensure that your home build or renovation project is a success. Click on the image below to read a preview on Amazon. The book is available in paper or ebook form from Amazon and other online stores, or ask your local bookstore to order a copy for you.

Do you want to renovate your existing home or build a new house but don’t know where to start? This book has valuable tips and advice to help you. Learn what to check when employing contractors to ensure your builder delivers your new home on time, with minimal fuss and without hidden extra costs that blow your budget. Know what to look for to avoid shoddy work. Understand your rights and obligations. Ensure your building and renovation project is a success.

Building or renovating a house should be exciting. You can make it a success, whether you do everything yourself, outsource some of the work to experts, or leave everything to the experts. But even experts need to be managed – and of course, make sure that they really are experts! How much you do and how much work you leave to experts will depend on your expertise, confidence, means and time.

In this practical book filled with invaluable information learn who the various parties are in a home building project, discover different ways you could manage your building project, appreciate what to consider when renovating your house, understand common construction practices, know what to look for when selecting your contractor, learn how to manage your contractor and complete your building project successfully. Know your rights and obligations, avoid common construction problems, learn about construction contractual and financial issues, and understand the traps and pitfalls you should avoid.

Armed with this knowledge your home construction project will be a success. Good luck. ​

​This book replaces the author’s book ‘Build and Renovating Your Home With Your Eyes Wide Open’

​A loft conversion is a welcome addition to any family home. Not only does it expand the space of your home, but it also significantly adds value to its sale price and provides an extra layer of insulation, meaning that you’ll cut your energy usage. Lofts tend to be one of the largest areas of unused space in a house, whilst also being the simplest to convert.
 
Whether your dream loft conversion requires structural work or you’re planning on minor alterations to make the most of the space you already have, there are a few important things to consider in order to create the perfect design that suits your home, as well as your family’s needs.

​You may be wondering- if it’s extra space you’re after, why not just move to a larger house? Well on average, the cost of a loft conversion is one third of the cost of moving to another house with an extra room, meanwhile increasing the value of your home by up to 25%. With such vast financial benefits, it’s clear that choosing to take on a loft conversion is a worthy investment- but how much does it actually cost?
 
The average loft conversion costs anything from £20,000 to £50,000, but this number, of course, depends on a list of variables. For example, are you adding a bathroom? How big is your existing loft space and how much are you hoping to extend it by? How much structural work is required? The final consideration has a significant impact on the price - if you can get away without having to perform any or only minor structural work, the cost of your loft conversion can drop dramatically.
 
It’s up to you how you pay for your loft conversion. If you have a stricter budget, it may be worth working with a specialist loft company for an all-inclusive price so that you can stay within your allotted costs. On the other hand, you could find an architect or construction company to draw up the plans and then gather quotes from the relevant contractors. With the latter option, you’ll have to pay the various parties (builders, roofing specialists, door and window experts, etc), however, you’ll benefit from their specialist knowledge on each aspect of your renovation.

​Once you’ve weighed up the costs and you’re happy to go ahead, you next need to work out whether a loft conversion is actually possible in your home. Most importantly, there needs to be at least 2.1m between the floor and the roof in the tallest part of your loft - for a comfortable bedroom or living room, at least half of the space should offer this amount of headroom. Not only will this ensure your conversion complies with building regulations, but it also means that you won’t be uncomfortably crouching or knocking your head.
 
With their steeply pitched roofs, Victorian, Edwardian, Georgian and other pre-war properties are the perfect fit. You just need to remember to contact a chartered surveyor before the work goes ahead to ensure the building is structurally sound.
 
After sussing out whether your loft is suitable internally, you’ll secondly need to work out whether you need to apply for planning permission. Most loft conversions fall under the ‘permitted development’ category, meaning that you won’t need planning permission to renovate your loft. However, if you want to add a balcony or terrace, your plans must be approved. Equally, if your house is listed or in a conservation area, getting permission may be more difficult. 

Whatever type of property you have, you’ll need Building Regulations approval. Your building contractors should ensure that your loft complies, however, it’s worth understanding the standard building regulations yourself so that you don’t get caught out after spending your hard-earned cash on your building project. Make sure you’re aware of these important rules:
 

• Often there are restrictions to the size (area) of the loft.

 

• You shouldn’t raise the existing roof height or alter the front facade of your home. If you want to make major alterations to the back of your home, check with your local council before going ahead.

 

• As mentioned above, the head height in the loft should be at least 2.1m in some or most of the space.

 

• Your new loft area should be accessible via a permanent staircase. If you have limited space, opt for a spiral staircase or fixed ladder - these also make for a quirky design feature.

 

• There should be a good standard of insulation in the loft in order to overcome extreme temperatures. It should be between 150mm and 250mm thick.

 

• Fire regulations must be incorporated into the design. For example, install a smoke detector or sprinkler system and swap the internal doors around the staircase for fire doors.

Of course always check your local building codes to check what's possible in your area. Asking an expert for advice is always worth it - even if it costs a little extra.

When it comes to loft conversions, there are plenty of different options out there. The design you choose is predominantly down to how much space you want to add and your budget, however, it’s also important to consider planning restraints and the aesthetic impact of your chosen style on your house - it should fit the architectural style and not look like an add-on.

There are four main loft styles for standard properties:
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• Dormer - This loft is a structural extension of the house which projects vertically from the slope of the existing roof. Dormers tend to have a flat or gabled roof, offering good head height and plenty of additional space. They’re also relatively inexpensive.

 

• Mansard - In this style, the party wall is raised while the roof remains flat and the outer wall slopes inwards. It works particularly well for period terraced houses and is supposedly more aesthetically pleasing than a dormer.

 

• Hip to gable - This is when an inwardly slanted roof is straightened to create a vertical wall. A hip to gable conversion is perfect for an end-of-terrace or detached home as it blends well with the existing building.

 

• Roof light - Using skylight windows, you can make the most of an already spacious loft space without having to alter the existing roof structure. All you’ll need to do is reinforce the floor and insulate properly. This option is around 25% cheaper and is more likely to be approved in conservation areas. 

​So, whether you want to add an extra bedroom to your home, create a second living area or even flip your house upside down with a light and spacious open plan kitchen diner at the top of your home, a loft conversion could be the perfect addition. Just be sure to work with an experienced and accredited specialist loft company or architect and construction firm in order to design and build a loft conversion that looks beautiful and stands the test of time. 

The Paul Ennis Group offers building surveying, construction and architectural services to customers across the North West of England. The group has received accreditations for their services across the industry. When you choose to work with Paul Ennis, you can expect a high quality and professional service, every time.

​Before starting excavation you must ensure that all underground services are known and have been clearly marked and pointed out to those doing the excavation. 

​Striking a utility cable or pipe can:

• Be dangerous. Cutting a gas pipe could set off an explosion and damaging an electrical cable can electrocute people.
• Interrupt service supplies to you, the construction activities, and neighbours. It could lead to costs and claims when the contents of fridges go off, or businesses have to shut.
• Be expensive to repair. A severed fibre optic cable could cost thousands to repair.
• Delay construction works until the damage is repaired.
• Result in water pipes flooding the area causing damage to the works and the surrounding property.
• Result in problems later if the damage isn’t detected, or if the damaged pipe or cable isn’t repaired properly.

​Utility lines can be located by:

• Checking the available drawings. But always remember that cables and pipes might not be exactly where they’re shown on drawings.
• Contacting the utility providers to ask them what you should be aware of.
• Scouting the surface to locate valves, markers and manholes.
• Hiring equipment to locate buried services. If you do this always ensure you know how to operate the equipment and that it’s setup correctly.
• Hire an expert to bring equipment to detect the service lines.

Unfortunately even when the utility lines have been detected accidents still occur because those excavating are careless and gung-ho and dig without taking due care, or the service lines aren’t clearly marked, or the markings have disappeared, or the crew doing the excavation aren’t aware what to look for.

​ But it’s not just the existing lines that need protecting. Frequently workers dig up newly installed lines placed during construction. New lines must be clearly marked and protected.
Unfortunately, on occasion cables and pipes are damaged, but the damage isn’t reported, or the person doing the excavation isn’t aware they damaged the line. This could lead to an undetected fault which only becomes apparent much later. Electrical cables which have their outer casing damaged could fail months later when water enters the cable. Water pipes could leak for months, making for very expensive water bills, only becoming apparent when the ground becomes saturated. Sewer and stormwater pipes could become filled with sand which enters through holes broken in the pipe, blocking the pipe, or causing areas above the pipe to settle. Unfortunately when the problem eventually becomes apparent it’s often difficult to locate the exact location, and invariably the area has been paved over, or has a concrete slab above it, or is grassed and landscaped. Fixing the problem can be costly, so it’s vital that all existing and new cables and pipes are protected, and that workers exercise extreme care when digging around known lines, immediately reporting any concerns that they might have, or where they may have inadvertently caused damage to the cable or pipe.
But it’s not just underground lines we must be careful with. Overhead power cables can be extremely dangerous. Even equipment coming within a couple of metres (yards) of the line could cause the power to arc, or flash, between the cable and the equipment, damaging the equipment and possibly causing injury or death to the operator and bystanders. Be careful when carrying long ladders and objects under low overhead cables.
Always stay well clear of fallen power lines and notify the utility provider immediately a power pole or overhead cable is damaged.
Cables and pipes installed within the floors, walls and roofs of houses can easily be damaged by workers cutting and drilling. Countless almost completed houses have water pipes and power cables cut when fittings and fixtures are installed. These especially include when installing bathroom mirrors and towel rails. Not only is this dangerous, but it costs money to repair when tiles and walls have to be chopped open to fix the damage. Flooding from damaged water pipes can damage cupboards and floor finishes.

​For more valuable tips and advice read: 'An Introduction to Building and Renovating Houses - Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home' and 'Volume 2 Finding Your Ideal Property and Designing Your Dream Home'

​This is an extract from: 'An Introduction to Building and Renovating Houses Volume 1' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2019 This article is not to be reproduced for commercial purposes without written permission from the author.