Many people in South Africa seem to have had bad experiences working with house builders. Most of the people I know at least knows someone else who has been done in by a fly-by night builder. But are these incidents just scary stories, told around the weekend braai, or is building contractor blues really something to worry about?
If only 10 percent of the stories out there, about nasty experiences with builders are true, then builder blues should be a real concern to all South Africans who plan on building or altering a home with the help of a building contractor.
Every construction project is different and every person who appoints a builder usually has varied expectations regarding the work that has to be done. But everyone expects his/her building contractor to render a good quality, professional service.
Preventing Builder Blues
The way to prevent getting yourself into a construction nightmare seems to boil down to choosing the right builder. Ask yourself if you know enough about the builder to entrust him/her with a big chunk of your cash. Allow for enough time to do your homework properly and to select a builder with a good reputation.
Plan Plan Plan
It is important to thoroughly plan exactly what needs to be done. The more information you can gather, the better. Specifics about finishes and other specific requirements are extremely important.
Go into the details. The better you can explain what you require from your builder at the outset, the less the chance is of having a misunderstanding later.
It may be a good idea to ask an architect to draw up your plans. The details and specifications that you cannot supply will then be included in the building plans.
Building plans are very important. For all construction work, except small changes to the interior of a building, the local authority must approve the plans before construction commences.
Your architect or draughtsman will usually be happy to submit the building plans on your behalf.
Price your project
Now that you have all the details, it is rather easy to research the costs of your construction project. This exercise will give you a good idea of the premium you will be paying for the builder's labour and expertise.
Always obtain quotes from at least three builders. Never appoint the first builder you come across without comparing his/her price with other builders. Try to get as many detailed quotes as possible before deciding on an ideal builder.
Show your plans to the builders before they work out your quote. Make sure that all the builders quote on the same specifications and that the quotes include VAT.
The cheapest builder is not necessarily the one you want to appoint. Pricing is just one of the aspects you should consider in selecting the best builder for your project.
If you don't study the quotes carefully, and then appoint the lowest tender, you may later find that the contractor has "forgotten" to include some of the important items you specified in his/her quote.
Go for experienced builders
Experience in building under contract is also a very important aspect to check.
An inexperienced builder could make an error in quoting, which could lead to an embarrassment for the builder and an unfinished construction for you!
Inexperienced builders might also use unqualified workers and inferior building materials.
Do some snooping
Speak to friends and acquaintances that recently had construction work done. Or ask each of the builders for at least three references from their most recent customers. (Remember: I said "most recent" nor "recent". You don't want the builder to provide you with references from the only three satisfied clients he/she has ever had. All the other clients might be pursuing the builder in court!)
Personally, I would keep my eyes open for recent building projects in my area. If the quality of construction draws my attention, I would knock on the door of the house and ask the homeowner who the contractor was. I would most probably also do this for obviously shoddy building work. One wants to know who to avoid as well, after all!
Remember to ask the homeowner about his/her experience with the builder. Don't be shy. This is stuff you dearly want to know!
Check the paperwork
A good builder will be able to present you with documentation to prove that he/she is registered in terms of the Compensation for Occupational Injuries and Diseases Act. If your builder is not registered, you may be held liable for injuries his/her workers sustain if an accident happens on your premises.
You might also want to verify the builder's VAT registration.
If your construction project is a new house, the builder must be registered with the National Home Builders Registration Council. When building a new home, you will have to pay a prescribed levy to the NHBRC. This compulsory levy provides you with a guarantee in the case of defects in the foundation, structure and roof of the house.
You might also prefer to work with a builder who is a registered member of an industry representative organisation such as the local Master Builders and Allied Trades Association.
Check the insurance cover
A good builder will carry insurance for incidental damage to permanent improvements to your property, including its contents, while working on it. You should also inform your own insurance company about the construction work that will be conducted to your property. Ask them to make sure that you are adequately covered.
Check the credit
Once you have decided on a building contractor you feel comfortable with, be sure to do a credit check on the person or company who will be doing the construction.
Always ask the builder's permission to do a credit check first! It is not nice to try and do a credit check on the sly. And if the builder refuses a credit check, he/she just saved you a few bucks in any case.
Keep on looking for a good building contractor with a healthy credit history. You don't want your project funds tied up in an insolvent estate, after all.
Get a contract
You should have a written contract with your builder. Your local Master Builders and Allied Trades Association can provide you with a copy of such a contract.
Be careful about simply signing a contract drawn up by the builder. Such a contract might not protect your interests sufficiently.
If you use a contract provided by the Master Builders and Trades Organisation, you will be able to approach them if anything goes wrong.
Make sure that your contract sets out exactly what is expected of each party to the agreement. Stipulate each party’s duties as well as penalties for non-compliance.
The contract should stipulate a commencement date for the construction work and a completion date. Specify exactly who is responsible for cleaning up building rubble and how the contractor will be paid.
The contract should clearly state that it is the total agreement between you and the builder. Any amendments or changes to the contract should be done in writing and signed by both the builder and homeowner. Any expenses that fall outside of the contract price should be accepted in writing before they are incurred.
A contract must provide for the possibility of extending the building contract and include a dispute resolution procedure.
When things go wrong
Should anything go wrong, you may turn to the Consumer Council of South Africa or the South African courts to resolve the matter. For claims below R7 000, homeowners can sue builders in the South African small claims court.
But do your home building homework properly from the start. It is always better to prevent problems. Legal proceedings have the potential to cost a whole lot of money.
