How To Avoid Cowboy Builders

                          Householders who use cowboy builders to save
                        money have only themselves to blame if the gamble
                        does not pay off

                        There are practical and effective measures which those looking for
                         a  builder can  take to ensure they are reputable, reliable and work
                        to a  high standard.

                         Step 1
                        Never employ those who call personally informing you of
                        work needing to be done missing slates, overflowing
                        gutters etc.

                          Step 2 - Obtain Estimates
                        Obtain at least three estimates from different builders,
                        which should be in writing and comprehensive, after
                        discussing your needs. Bear in mind that the trouble you
                        experience with your house may be a symptom and not
                        the problem. A reputable builder will spend the time to
                        explain the work that needs doing and why, how much it
                        will cost and how long it will take. Building work can be
                        expensive, but again a good builder will draw-up with you
                        a tailored repair and maintenance programme to suit
                        your budget. Always ask for references from previous
                        clients, try to see previous work, and listen to
                        recommendations from family and friends.

                          Step 3 - Arrange Payment
                        The main attraction of cowboy builders is low cost.
                        Demands for cash, and full or considerable payment in
                        advance should be considered carefully. A small deposit,
                        say 5-10% as a gesture of good faith might be OK with a
                        reputable builder, but avoid paying large sums up front.
                        With larger projects e.g. an extension, the builder may
                        require payment by stages, which is acceptable provided
                        that there is satisfactory evidence of materials on site
                        and work done.


                          Step 4 - Get A Written Contract
                         Often during the project further work is found to be needed,
                        which is especially common with older properties, or you may
                        change your mind about certain aspects. Always make a note
                        of any changes to the original specification and obtain a written
                        estimate by way of variation order for each item.

                        Should a dispute arise between you and your builder, try
                        to resolve it quickly and amicably.

                          Taking the trouble to find a reputable builder will not
                        only help you get good quality work at a reasonable
                        price, but also help to stamp out cowboy builders.