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We are meant to be having an extension done next month and have paid a good deposit, signed contract etc but have just received a text from the builder saying there will be a considerable price rise and the job is delayed for 9 weeks! The wait is ok but before I speak to him does anybody know where we stand legally re the price stuff? If it’s “considerable” we won’t be able to afford it, can we get deposit back etc. cheers in advance for any help, proper worried now!!
Sounds legit. Builders materials have went up loads !!!
I thought they were stabilising and timber has come down a lot (so my joiner friend says).
What were the terms of the contract? Really this is the only way to actually answer the question with any authority.
If the contract is broken, (and on the face of it a large increase in cost may constitute this) then then it's broken and you can ask for your deposit back. In real life, I suspect it won't be that straightforward.
I’ve got my suspicions that the job that he’s doing has overrun and we are being used to recover some of that cost!! I hope I’m not right but know how the world works. We have now found out it’s an extra 5 grand so it’s do-able but I’m really not happy, not got an endless pot etc.
Change builder if you can unless you have cast iron recommendations from bona fide sources.
Seriously - just exit now and save yourself a world of pain. Massive delay and price rise are red flags you can't afford to ignore. Yes it will ultimately delay your build but thats a small price to pay
What does the contract state?
Fixed price?
Any provision for increase based on material price inflation?
Any reference to deposit?
Any cancellation provision?
Ask for a break down to evidence the increase. they cant just say 5K lump sum, they have to provide details. Before and after quotes for the materials etc.
Also check the terms of the contract. I'd be unwilling to stump up and additional 5K mainly because he has delayed the work by 9 weeks.
Sounds legit. Builders materials have went up loads !!!
So how long ago was the quote given?
If he's asking for a couple of month delay it sounds as if he has too much work on and only interested in the hassle of doing your extension if you make it even more worthwhile for him.
I’m not a solicitor. If you’ve an “estimate” for work “x” at estimated cost “y” then I think not much you can do.
But if you’ve a “quote” for doing work “x” for cost “y”. In theory you could take legal action to make them honour it otherwise they are in breach of contract. No idea on the practicality or chances of success though, which will depend on the wording of the contract, also worth thinking about whether the stress/hassle is worth it. Plus even if you do honour it they might come up with something mid job that wasn’t “expected” and so needs work not included.
Might be worth getting some other quotes to see if their new price is in line with what you’d pay if you pull out.
I had a similar thing happen to me, albeit smaller but still material increase, didn’t smell right but equally wasn’t much I could do about it.
Do you have legal cover with your home insurance?
You really don't want to force him to build your extension under the threat of legal action.
The only legal threats you should be thinking about is with regards to getting your deposit back.
Although if he has plenty on and not bothered about losing your job I can't see why he would be awkward about returning your deposit.
Edit : He presumably hasn't bought any materials if he has asked for a 9 week delay in starting the work.
Can't the materials be bought now and stored on site ?
5k sounds like a conveniently round number doesn't it?
If you think he is trying it on now, what else will he try on when half of your house is held up on acrows, he disappears to another job, returns a few weeks later and says things have gone up.
Prices for materials are actually starting to fall. In particular timber. I know because we've mostly finished our work over what appears to have been the most expensive time to do it...
It might be sub contractor prices have risen. Just ask for details
Ask for a breakdown, insulation has bgone up alot, and ypu now need more of it. Timber had plateaued, ditto blocks,
bricks sand, cement was up. Weird stuff like plunbing solder is now 3x the pre covid price.
Unless you are having a 30m2 extension thats a big rise for tge material alone.
I speak to builders every day, some add a clause for rise of raw materials between quote and completion.
Is it like the standard extension, add 4mtr out the back, throw in steelworks, bi fold doors move kitchen around, new floors, walls, pitched roof?
Thinking again I think the thing that I don't like is that it was over txt. If it were my business I might text to arrange a time to speak but would want to talk directly to you, even though it wouldn't be the nicest conversation it's what is required for good communication. My opinion only so worth what it costs.
Just pull out more money, extend start date not good sign.
Our roofer had to requote as his materials did increase a lot. I went to check at the supplier and it's true, wood doubled 2 years ago, I counted the tiles needed and costed them.
TBF roofer just passed on increased material prices, did a fab job.
If I were you I d be checking the actual prices, 5k is a nice round number.
I have to say it raises big red flags for me. I ended up in a similar situation for a mucgh smaller job. I ended up haveing to cancel the contract and threaten legal action to the point of the formal " letter before action" to get my deposit back
unless you really believe that builder will come thru and do a good job I would cancel it. Easy to do as if you have a firm price contract ( not an estimate) then he surely is in breach?