How to spot a 'cowboy' builder
02/04/2008
Finding the right builder for a big project can be a daunting process. Andrea Ogunkoya offers tips on telling the experts from the cowboys.
Builders wanting to get away with dodgy work rely on those who hire them being either too busy or too naïve to check thoroughly, so if you are new to property or an old hand, a little bit of research will stand you in good stead.
Even if you have several projects at different properties on the go at once, set aside the time to thoroughly understand each job and to visit the builders regularly in situ. This will make it a lot harder for a cowboy to pull the wool over your eyes.
Personal recommendations are always the best way to start with builders. I wouldn’t trust any of the websites that rate builders as it’s so easy to fake references. Most rely on emailed recommendations which could easily be from the builder’s mother.
The next best thing is to trust your own instinct. Coming round to give an estimate is like a first date or a job interview: someone is always going to give their best impression. If they don’t return calls or turn up late for an appointment that should set alarm bells ringing, it will probably be downhill from there.
Equally, I would expect a written quote with a detailed breakdown of the costs. Never trust a figure someone gives off the top of their head, as they’ve probably based it on what they think you’ll pay.
A builder should always be able to give you specific details of how they have calculated a figure. Too many builders’ quotes are very general, and then you get a nasty surprise when you assume something is included which they say isn’t.
Always ask to see previous examples of their work. Don’t rely on telephone references as these could easily be bogus, but visit at least two or three properties they have worked on. If they can only offer one, ask yourself if that’s the only one that’s been pleased with their work.
If you have a big project, you could always test someone out on a smaller job without mentioning the big one. Most tradesmen show their true colours quite quickly, so the chances are if they are professional, clean and tidy on the small job, they’ll be good at the big one.
It’s common sense not to hand over a large amount of money upfront, but it’s normal for a builder to ask for a deposit of around 10 percent. It is also acceptable for them to ask for payment in stages as each part of the work is completed.
If you have to pay for materials, make sure they’re delivered directly to you not to the builder. I have heard of people paying for materials, only to have the builder disappear with them.
Ask for a guarantee on work and don’t be afraid to make up the rules yourself, as you’re the one paying.
Builders can be very slow to come back and fix work after a job has finished because they’ve already been paid, so make an agreement in advance that any problems will be dealt with in a fixed time, say 48 hours.
It’s vital to make sure the builder has their own insurance, in case they cause any damage.
Even with a guarantee, it’s important to check that you’re happy with work as you go along. It will be much harder to fix something you don’t like once the work has finished.
Set aside the time to visit the property as the work progresses and if something looks odd to you, always mention it straight away.
Building work is rarely 100 per cent first time, so give them the opportunity to fix things before complaining about it.
If things do go badly wrong, seeking redress through the courts is a long, painful and expensive process so do everything you can to reach an agreement.
If the relationship with your builder has broken down, the best way out is to pay for the work that’s been done, ask them to leave and chalk it down to experience.
Don’t be afraid to work with foreign builders. Communication can be harder if their first language isn’t English, but you can make huge savings as they’re more likely to need the work, are used to hard conditions and willing to work long hours. All the same rules apply about checking them out beforehand.
Following these tips won’t make it impossible for someone to rip you off, but it will make it much harder. If you’re spending a lot of money, it pays to make yourself an educated person rather than a naïve one.
Cowboy builders are looking for easy prey, and by doing research and asking the right questions, you show that you’re not easy prey.
Andrea Ogunkoya is the director of builders’ agency Trade Man’s World, who work all over the north west of England.
T: 0800 183 0482