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I will start this article addressing the builders who may read this and who have already taken offense from the summary above. The guidance detailed is not to insinuate that builders who operate with a deposit method are of poor quality or are corrupt in any way.
However with over 20 years experience in the construction industry, including the tender and negotiation of small building projects, I have personally found that this is not an advisable practice, to pay for any service prior to receiving at least some part of the work.
Always remember that you employ your builder. Do you get paid in advance at work?
Below are some of the quotes that I have heard builders say to request money prior to commencing on site. Also listed are some responses to use to prevent the situation and negotiations stalling. A builder may have worked like this throughout his career and may take a little convincing to see things from you view point.
We need a deposit to purchase materials. - All builders who have been in business and have a good credit rating will have a trade account at their local builders merchants. Most offer 30 days credit. Your builder can work on site for a whole month prior to paying for any materials used.
A deposit is needed to ensure you are committed to proceeding. – At the stage of talking to builders you have already spent money having plans drawn, spending money with the local council to apply for planning permission and / or building regulations approval. This is evidence enough that you are serious in you proposals.
Deposits are required to book us in.- It’s not a perfect word and being self employed and having jobs cancel weeks or even days before can be extremely poor for business. However, that is the nature of being self employed. There are no guarantees and sometimes, the unforseen happens. If a builder has provided you with a realistic competitive quotation for the works, and can start on the agreed date, then he should take you on you word that the project will proceed.
Clients have held monies at the end of a job previously, we now obtain money upfront.
- Again that this the world of business. Everyone gets bad payers. Is it fair to take it out on you? More importantly though, was there a reason money was withheld?
Although there are probably dozens of variations they are all based around the four main reasons above. It is a much better alternative to agree a schedule of equal payments . This doesn’t have to be complicated and is very easy to cover in a single letter of appointment at the start of the works. Then each party knows where they are.
A typical example of an extension would be to pay 3 equal payments at the completion of each of the following stages:
i. Foundations, floor slab and all drains.
ii. Enclosed shell, (building secure, window and doors fitted, roof completed with guttering and rainwater pipes)
iii.Entire project completed.
The size of the project and size of the construction company must be taken into consideration with the regards to the number of payments which both helps the builder with cashflow and risk, while also gives security to the employer.
When employer and builder disagree on site it is more often than not, related to money. Follow the advice above which ensures a fair system for both, document it at the beginning of the work and it will remain an easy point of reference for all during the project.