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A Better Alternative…………
Can anything more be done to improve the chances of achieving a successful building project? We believe the answer is - YES!
It is all about
relationships…
Getting the builders in, then getting rid of them when they have finally finished is unquestionably a stressful experience. Does anyone really foresee all the problems and issues that will inevitably arise?
If we all had the advantage of being able to see into the future, nobody would ever make a mistake. Sadly nobody has ever been blessed with such a gift, though we do have the benefit of experience and we can apply lessons learnt.
By its very nature the relationship between a builder and the customer is likely to be tenuous due to a natural tendency for mistrust from both parties. The public often view builders with a degree of reservation that is not always warranted. All of the builders with whom we currently work are the most decent, hardworking, reliable & trustworthy people, as you are ever likely to be fortunate enough to meet. Conversely builders view the public with some suspicion as they have all experienced non payers, time wasters and most of all those who cannot make up their mind etc.
Most projects begin with a high level of optimism and enthusiasm but as the job continues, the level of goodwill gradually erodes. This is due to many factors. For example the client did not realise that the job would take so long, be so messy, was over the school holidays, it would rain and would be so expensive. The taps and tiles they wanted were out of stock, the kitchen units were not quite what they had in mind and what do you mean the builder has another simultaneous job? Et al.
Its all about understandings…
And the builder…………
Well he couldn't help it if he cut his hand and was off work for a week, the plumber's wife is having a baby, the client did not tell the electrician that they wanted extra sockets, the customer was never there when they needed the answers, it was the delivery chap broke the fence (seriously one drunk contractor once told me the train had a puncture that was why he was late!!!! Ed.)
Yet when it was all agreed, it was all so easy. The builder gave the customer a two page quote for thousands of pounds and the customer said yes, that was fine. Everything was agreed. But was it?
Its all about misunderstandings…
What exactly can you do when your builder doesn't do what he contracted to do? What does the builder do when the client has not paid when they are meant to? What happens when the client holds up the builder - is it fair that the builder should be out of pocket? What about the builder who uses materials and/or labour that is not fit for purpose? Who decides who is responsible and is anybody empowered to take immediate remedial action to keep the project on track?
Often there is nobody to take this responsibility and without the right working structure in place the whole thing turns into a fiasco for all concerned.
Traditionally a customer might appoint an Architect, or similar professional, to act on their behalf. The builder on the other hand often has nobody batting for them. Because the Professional is retained by the client, he or she tends to favour the client's view. But is this entirely fair? One might argue that the builder could retain his own professional and indeed he can, but inevitably the client pays the costs.
So what is the alternative?
We Design, Plan, Engineer and Construct it.
We do the whole works!
The starting point here is that both the client and the builder agree to appoint us to oversee the project. In essence, you both agree to us taking full responsibility for the project and agree upfront that our decisions are final. Our role could be compared to that of a match referee. A more appropriate description might be that we are the pre-appointed mediator/arbitrator. We contract directly with the client to deliver the building on agreed terms. We simultaneously enter into a contract with the various contractor(s) to provide the goods and services you require. In the unlikely event that the contractor fails in his obligations to us, we still remain responsible to you and engage an alternative contractor(s) to complete the works on the original terms.
You do not need to have any direct dealings with the builder and all your instructions and variation orders are directed through our offices. This is not to say that you do not communicate at all. General discussion and routine decisions between the contractor and the client will of course be part of the mix, though the important matters and variations are directed through us.
When required and agreed, you transfer the necessary payments to our client account at progressive stages and we authorise and pay the contractor(s) from this account only when we are satisfied that the work has been done satisfactorily and is due for payment.
The benefits of this method to you are
At the outset you have a Custom prepared Building contract, Specification, Schedule of Works and Project Schedule which means you know exactly where you stand. You cannot be invoiced for any extras by the contractor unless there is a signed Variation Order in place before the additional work/ goods is done or delivered and installed. This must be signed by the client, the contractor and ourselves.
You only deal with one company and do not negotiate with any site contractors on important issues.
You know that if the contractor should default, we can immediately take remedial action and keep things moving, whereas if we were acting in a more remote project management role, it is you that has to take the action against the contractor.
This is most unlikely to be the only contract the contractor has done, or will do for us. Most firms are running and/or quoting on a number of our jobs simultaneously. If that builder should fail to perform satisfactorily there is a risk to them that we would not consider them for future work, or withhold payment until the problem is rectified.
The benefits to the contractor are
He does not have to deal with the bulk of client support issues and therefore save unnecessary costs. This can be extremely time consuming and is our responsibility.
Due to the fact that we work with these companies on an ongoing basis there is already in place an existing tested and proven working relationship with an established track record. The methodology is proven and understood.
A reliable supply of quality managed work leaves the builder free to focus on what they should be doing best - beautiful work.
The benefits to us are
We can take immediate action on your behalf. Whilst operating in a purely Project management role the lines of communication can be quite convoluted and ultimately less effective and efficient.
This more hands-on approach gives us even tighter control over costing, timing and quality. This results in a better job and a happier client.
Oddly for us it is easier. This is because we communicate much more closely with the contractor than if we were to merely oversee the project.
If you are interested in this approach at the outset we can plan the scheme in detail right from the beginning. This improves efficiency and reduces the margin for error.
The downside
It will work out slightly more expensive than if we act as a project manager. This is because our exposure to risks is greater, as is our involvement.
The extra time and work commitment severely limits the amount of jobs we can undertake using this method. Early booking is absolutely essential if you feel you may want us to provide this service.
Summary
Although riskier for us and much greater responsibility, we believe it works better all round.
More in-depth project planning in association with both the client and the contractor on a daily basis minimises disruption. This continuous involvement right from the very beginning to the end ensures a smoother uninterrupted project. This guarantees a better result.
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