Builder's Scams

You hear about it, you see it on television - people who employ cowboy builders to work on their house and end up with a botched or uncompleted job that costs far more than they imagined, and which then takes thousands more to correct. But with some care you can avoid the nightmare of the cowboys in your house. It's worth remembering that 100,000 complaints are made every year in the U.K. against rogue builders.

How They Work

One common approach of the cowboy is to knock on your door, say he's "working in the area" and that your roof, drive (or something else) needs work. Without a thorough look he offers a low quote, and perhaps says he has material left over from another job that he can use. His vehicle will look unprofessional, he won't offer a specific schedule for the work. His only phone number will be a mobile, and he'll ask for payment before he begins - in cash, to avoid paying VAT.

If it's a big job, such as an extension, you might find that the work goes on and on, with each invoice sucking more from your bank account without much visible progress. By the time he leaves - or you finally give up - your house will probably look like a wreck.

How To Avoid Cowboy Builders

• Begin with a work specification. It can be anything from brief notes to architect's plans. Make certain your notes include who's responsible for removing all rubbish and making good after the work.
• Get recommendations from family and friends, or your architect (if you used one).
• Obtain at least three quotes (if it's on your mortgage, the lender will insist on three). Make sure each builder has a copy of your work specification and actually visits the site, and that their quotes cover the same things (site clearance, material supply, etc.)
• If one quote differs greatly from the others, discover why. There may be a legitimate reason for it, but investigate.
• Are they members of the Federation of Master Builders? Not being members doesn't make them disreputable, but membership adds a level of security.
• Are they registered with Trustmark? It's a government plan to help consumers find reliable tradespeople.
• Ask for several references in your area. Visit them, look at the work done, and ask about the experiences people had with the builder.
• Discuss payment. For most jobs, builders will require payment at varying stages of the work. Establish how much, when, and what the payments cover.
• Find out if the builder works on a "labour only" basis, i.e., you supply the materials. This is perfectly legitimate, but means you'll receive two quotes, one for materials, the other for labour.
• Check their insurance. It should be full public liability insurance, covering not only injuries to workmen, but also householders and guests, passers-by and property.
• For larger jobs, determine what guarantees the builder offers. If it's a new house, for example, it should be an NHBC warranty.
• Make sure there's a time scale for the work, including a completion date. But also be aware that outside factors, like weather, could affect that.
• Don't be afraid to let personal feelings enter into your judgment. If for some reason you simply don't like a particular builder, don't use him. After all, he'll be in your house for quite a while.
• Before any work begins, draw up a written agreement with the builder, covering all the major points, and include a 'retention,' meaning that the final payment occurs a month after completion, allowing you to discover any defects, and giving the builder the incentive to correct them.

What To Do If You're A Victim

In the event of a problem with a builder, you should initially try to resolve the problem between the two of you. In the event that doesn't work, there are steps you can take:

You can take the builder to County Court. If the amount is under £5000, it's a small claim, and can be dealt with quickly.

Report the builder to Dept of Trading Standards . There has been talk that they, along with the Federation of Master Builders, will publish a "name and shame" list of cowboy tradesmen.

If your builder is a real cowboy, he might have already left the area, and finding him to take to court could be extremely difficult. Even if you obtain a County Court judgment, you can only get your money back if the builder has it. It's worth remembering, too, that it takes no special qualifications or certificates to be a builder. Legally, anyone can call himself a builder and charge for his work.

Your home is, quite rightly, your castle. The simplest way to avoid problems with it is to take time in the beginning and find the right contractor. A low quote might seem attractive, but you could be buying yourself trouble.

• Get quotes.
• Do your research on the builder.
• Never pay anything in advance.
• Don't do business with anyone who's "just in the area."

Trying to Find a Reputable Tradesman?

If you're looking for more advice on how to find a reputable trades person, why not take a look at Finding a Reputable Tradesman on the www.saferhouses.co.uk website.