Renovating
10 Things to Ask Your Builder Before Your Reno Starts
Ask these key renovation questions before signing with a builder for better communication and fewer surprises
Renovating or building a home is a big financial and emotional investment. It can also be a big investment of your time if you want to be closely involved in the decision-making. Knowing what to expect before the project begins will help you to better prepare for the process. Here are 10 questions you should always ask your licensed, insured domestic builder before starting a home renovation project.
3. How will you protect my property?
This is a conversation best had before demolition work starts, not after you come home and find dust all over the house. There are a number of dust-containment measures that can be taken. Talking about it ahead of time will provide you will a clear idea of how the construction area will be cordoned off from the rest of your home and how you’ll be able to move through your house.
There’s also the issue of stuff – all the books, furniture, curtains, delicate vases and paintings on the wall. It’s helpful to remove them all from the construction zone. This includes anything hung on walls or sitting on shelves in adjacent rooms, since they can shake loose from persistent hammering. If you leave them as-is, it will cost time to have them moved again and again to keep them out of the way, and you risk damage in the process. It’s better to move it all at once and know it’s safe and sound.
This is a conversation best had before demolition work starts, not after you come home and find dust all over the house. There are a number of dust-containment measures that can be taken. Talking about it ahead of time will provide you will a clear idea of how the construction area will be cordoned off from the rest of your home and how you’ll be able to move through your house.
There’s also the issue of stuff – all the books, furniture, curtains, delicate vases and paintings on the wall. It’s helpful to remove them all from the construction zone. This includes anything hung on walls or sitting on shelves in adjacent rooms, since they can shake loose from persistent hammering. If you leave them as-is, it will cost time to have them moved again and again to keep them out of the way, and you risk damage in the process. It’s better to move it all at once and know it’s safe and sound.
4. How will you communicate with me?
With every mode of electronic communication at your fingertips, you may have some ideas about how you would like to receive information about your project. Your contractor likely has specific ways he or she likes to communicate, too – daily emails, cloud-based schedules or maybe just phone calls. Make sure you understand how you will be contacted and receive information. If the contractor’s format doesn’t give you what you think you’ll need, agree on a method and format so you’re not in reno limbo on a daily basis. Weekly meetings at a specific time are an effective way to make sure you see your contractor in person to get your questions answered.
With every mode of electronic communication at your fingertips, you may have some ideas about how you would like to receive information about your project. Your contractor likely has specific ways he or she likes to communicate, too – daily emails, cloud-based schedules or maybe just phone calls. Make sure you understand how you will be contacted and receive information. If the contractor’s format doesn’t give you what you think you’ll need, agree on a method and format so you’re not in reno limbo on a daily basis. Weekly meetings at a specific time are an effective way to make sure you see your contractor in person to get your questions answered.
5. What part of the project concerns you?
There could be something unknown about a project or an area that may require a changed approach. It’s possible your contractor already knows what that is. Talking about it upfront and estimating some worst-case-scenario numbers or doing some early, selective demolition to get more information could be the best way to get a handle on what may be ahead.
6. What will happen if there is a variation notice?
Variation notices should be mentioned in your domestic building contract. If changes are required they will cost you, and may even require a new permit or cause a delay; they must be documented in writing. A variation notice must include details of the changes needed, the reason why, the new completion date, the cost and new contract price. It should be signed by the client and contractor. For more contractual information, seek legal advice. It may be helpful to contact the consumer protection body in your state/territory, the Master Builders Association, the Housing Industry Association or the Royal Australian Institute of Architects.
There could be something unknown about a project or an area that may require a changed approach. It’s possible your contractor already knows what that is. Talking about it upfront and estimating some worst-case-scenario numbers or doing some early, selective demolition to get more information could be the best way to get a handle on what may be ahead.
6. What will happen if there is a variation notice?
Variation notices should be mentioned in your domestic building contract. If changes are required they will cost you, and may even require a new permit or cause a delay; they must be documented in writing. A variation notice must include details of the changes needed, the reason why, the new completion date, the cost and new contract price. It should be signed by the client and contractor. For more contractual information, seek legal advice. It may be helpful to contact the consumer protection body in your state/territory, the Master Builders Association, the Housing Industry Association or the Royal Australian Institute of Architects.
7. How will you let me know I need to make a decision?
There are many ways to organise a list of decisions – from spreadsheets, to lists, to notes on a calendar. But all of these methods focus on the same outcome; giving you clear direction about what and when you need to make a decision on something. Asking for a list and deadlines will help you to stay organised and ensure you are able to shop for materials and make decisions in time to meet your contractor’s schedule.
8. How do I reach you after hours?
Knowing how to reach your contractor on an emergency basis is just as important as your contractor being able to reach you. Exchange all your numbers – work, mobile and landline – so that contacting each other won’t be a crisis in itself.
There are many ways to organise a list of decisions – from spreadsheets, to lists, to notes on a calendar. But all of these methods focus on the same outcome; giving you clear direction about what and when you need to make a decision on something. Asking for a list and deadlines will help you to stay organised and ensure you are able to shop for materials and make decisions in time to meet your contractor’s schedule.
8. How do I reach you after hours?
Knowing how to reach your contractor on an emergency basis is just as important as your contractor being able to reach you. Exchange all your numbers – work, mobile and landline – so that contacting each other won’t be a crisis in itself.
9. When do I need to be available to meet?
Even if you set up a regular weekly meeting, there may still be necessary additional meetings such as an electrical walk-through before wires are run. Another key day is when the tiler works on the layout. There are a number of ways to set tile, and having an on-site meeting is the best way to make these decisions. It’s also possible to have your architect or designer attend those meetings in your place.
10. What kind of documentation will I receive when the project is done? Contracts frequently list end-of-project paperwork – marked-up plans, copies of inspection reports, etc. But there may be additional items you will find valuable: a full set of mechanical photos before insulation is installed, the operating manuals for installed equipment (and a personal lesson in their operation if you don’t know the basics), a list of subcontractors and contact info, care for things such as benchtops and tiles and a well-marked meter box. Confirming that you will receive these things before you get started will help ensure you finish the project with all the information you need.
YOUR TURN
What are your best tips for communicating with a builder? Let us know in the comments section below.
MORE
From the Pros: How to Work With an Architect
Renovate Right: 6 Lessons Learned the Hard Way
How to Decide Whether to Stay or Go During Your Renovation
Even if you set up a regular weekly meeting, there may still be necessary additional meetings such as an electrical walk-through before wires are run. Another key day is when the tiler works on the layout. There are a number of ways to set tile, and having an on-site meeting is the best way to make these decisions. It’s also possible to have your architect or designer attend those meetings in your place.
10. What kind of documentation will I receive when the project is done? Contracts frequently list end-of-project paperwork – marked-up plans, copies of inspection reports, etc. But there may be additional items you will find valuable: a full set of mechanical photos before insulation is installed, the operating manuals for installed equipment (and a personal lesson in their operation if you don’t know the basics), a list of subcontractors and contact info, care for things such as benchtops and tiles and a well-marked meter box. Confirming that you will receive these things before you get started will help ensure you finish the project with all the information you need.
YOUR TURN
What are your best tips for communicating with a builder? Let us know in the comments section below.
MORE
From the Pros: How to Work With an Architect
Renovate Right: 6 Lessons Learned the Hard Way
How to Decide Whether to Stay or Go During Your Renovation
A schedule is more than just a start and end date. Having a schedule that outlines tasks and timing will give you a big-picture view of sequencing and deadlines for things such as tiling and benchtops. It will also give you a benchmark so that you know if things are slipping by a day or two.
With small projects, such as kitchens and bathrooms, scheduling is essential. The cabinet lead time determines the start date and tradespeople need to be scheduled in quick succession, for instance. Don’t start without a schedule that tells you what days and times workers will be on site. Keep a separate record of your own as to who is actually there and what the weather is like each day and take photos of the site.
2. Who will be in charge every day?
Depending on the size and structure of the building company you hire, the answer could vary widely. Ask your contractor direct questions about who will be responsible for opening and locking up, who will supervise subcontractors on site and who to call on a daily basis with any questions.