[Closed] Building work, do I need a contract?

For something of that value a contract with the appropriate payment schedules and responsibilities would very important.

The builder may have one but there may also be some templates about online.

£35k is too much money to not be in control. A contract will set out what you're getting, when you'll get it, and how much and when you'll pay. (+ a whole host of things like insurance, defect liability, damages for late completion etc etc)

A simple standard form  'Minor Works' contract would be fine, but it's not something you can do yourself. If you don't know the builder personally (& perhaps especially if you do!) you should consider appointing someone to project manage, or at the very least administer the contract for you - building surveyors can do this. Alternatively, if the designs were by an architect then they could do the contract admin too.

£500 - £1000 well spent.

In a domestic situation yes, I'd probably want a contract for that value.

JCT Minor works building contract is common and something I've used lots in the past for domestic works.

I haven't personally used it (don't do domestic anymore), but the RIBA Domestic Building Contract is probably more suitable and easy to understand for the uninitiated.

Note, I am a Building Surveyor and act as contract administrator regularly

Jeff

Dunno about contracts, but if you're throwing £35K at a builder I'd suggest that rather than "a quote" you get several.

You’d be surprised at how difficult that can be.  My works are way more than that and trying to get quotes from Tradesfolk has been really difficult.

If you are engaging a builder, you have a contract anyway with various implied terms as to quality and fitness. IME (litigation solicitor dealing with construction disputes) the main issues as identified above are payment timings and defects responsibilities.

JCT are on the whole hideously over complicated for minor domestic works - there is a JCT Homeowner contract which is better but in the past I have suggested using the FMB Plain English contract as well.

Whatever you do, make sure it is clear a) who insures the works, b) when payments are due and when they can be withheld and c) whether the main contractor or the subcontractors have responsibility for defects.

Thank you for that Cougar, it had never ocurred to me.

Ok as the responses have been pretty emphatic Yes's.

Is there anything else obvious that I may have missed that I need to get tied up before work starts? Please feel free to state the obvious (as long as it's not get more than one quote).

Builder has asked for 1/3 (12k) of the total job (35k) to be paid on the day he starts, is this normal?

I would pay someone to manage the project as builders can spot that you know v little a mile away.  Money well spent and you will get a better job done.

Builder has asked for 1/3 (12k) of the total job (35k) to be paid on the day he starts, is this normal?

I wouldn't pay that up front - maybe a smaller amount to cover initial materials in line with a rolling schedule of payments, but not a 1/3 up front.

Of course, if he's the only one interested in doing the work then you may have to go with it.

Deposits before work starts or a certain percentage on the start day is becoming more frequent for higher value jobs....

Personally i don’t see a problem with it, but then again i am in the trade (sparky).

I do really hate comments about “tradesmen who want money upfront must be rubbish as they can’t get credit” which is what some folk, who are generally not in the trade say....

Have a meeting with the builder, discuss stage payment terms and get it in writing so you both know where you stand. It makes everything easier in the long run and you should both be confident in each other before the work starts.