Making sure that the people and materials needed to carry out each stage of a self-build or renovation are in place at the right time, and at the right price, is fundamental to the smooth running of any project. It’s also essential that all the legal conditions such as planning permission and Building Regulations are in place, along with the necessary contracts, insurance and warranties.
Give yourself time. Planning your project well in advance of the construction work will help everything run smoothly. This is the time to make as many decisions as possible. Elements to consider and confirm include: finalising your budget; hiring a project team; approving the design and layout; submitting a planning application if required; choosing the materials – even including interior design elements such as the colour schemes. Take as much time as you need at this early stage so you avoid making hasty and potentially costly decisions later on. Otherwise, you will almost certainly extend the project completion date and overspend the budget.
Should you go it alone? There are several options available when it comes to the project management of your build. You may wish to take on this aspect yourself, particularly if you have previous experience and the project is straightforward. Be realistic about your level of knowledge, resilience, and how much time you can devote to the work. It is time-consuming and can be stressful. If you do decide to take on the task, it is still worth consulting with a professional project manager at the beginning of the process for advice. Your architect could take on all or part of the role. Or you could employ someone who specialises in this area. Though you will need to factor the cost of a project manager into your budget, an experienced professional could save their own fee by keeping everything on track, avoiding mistakes and negotiating the best deals.
Improve your knowledge. If you are going to manage your project, it’s crucial you know how to run a construction site. The National Self Build & Renovation Centre (nsbrc.co.uk) offers courses on the subject. It has information on essential skills such as scheduling, site control and organising budgets. You need to know your limits and it’s important that you have a sensible grasp of what you can and can’t do.
The paper trail It’s vital to have a construction contract in place before work gets underway. Avoid hiring a builder or contractor who is reluctant to use one. Make sure it covers everything you would like done. This might include the supply of materials and the removal and disposal of waste. The document sets out the key responsibilities of client and contractor, which should mitigate disputes arising due to a lack of clear guidelines. It also details how any disputes that crop up should be managed, and clearly defines the roles and responsibilities of each party.
Insure the site Also called contract works insurance, a site insurance policy will protect you and your project against a range of risks that could affect the property. These include fire and environmental issues such as storms and flooding. It also covers temporary buildings on the site, such as a site office or a caravan, as well as whatever you are constructing. Make sure the insurance includes professional fees, plot clearance and debris removal in the event of a claim. Your cover should also protect you against theft – paying out if someone comes onto the site and steals tools or materials. In most cases this will include personal effects belonging to employees, though the limit is often rather low. Of course, it’s up to you to keep the site locked when not in use, and most insurers will insist on a high level of security. If you’re building a home, as soon as the deeds for the plot are in your name you will be responsible for the site, so think about how you are going to get protection from the start. Your tradespeople and contractors may have their own insurance, but the buck for any accidents may still stop with you.
It’s essential to have public liability cover in place from the start and for the duration of the build. If someone, even a trespasser, came on to the site and injured themselves you might be held legally responsible and could end up with a big compensation bill. Your policy should cover public liability up to £5 million. It is possible to obtain products that last 12, 18 or 24 months, and if your project completes before the cover ends you should be able to convert the remaining time into regular buildings insurance. Alternatively, if your scheme overruns, you should be able to extend shorter policies. The level of indemnity varies between policy providers, but will typically cover.
Building works :
- Materials
- Plant, tools and equipment
- Temporary homes, such as a caravan, plus employees personal effects
- Personal accident
- Public and employers’ liability
- Legal expenses
- Your personal possessions
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