Read our section on “Cost of design” and if at all possible build a 'square-as-possible structure' in order to reduce building costs. Ensure the Architect/Designer knows your budget before work is commenced.
When commissioning someone to do your design agree on a fee for sketch design work as well as a fee for working drawings and specifications. Then try to get a costing done at sketch design stage to ensure that the house can be built within your budget before the designer starts on the expensive process of doing final design drawings.
Obtain at least 3 quotes from reputable contractors. Request at least two recent references and names of previous clients from each contractor. Contact their clients and inspect the work done where possible.
If you do not have a detailed measured document of labour and materials to accompany the drawings at least ensure that any quotes obtained are based on EXACTLY the same specifications, drawings, provisional sums and contract forms. Be very clear about what has to be done. A copy of the Standard Preambles for Trades which specifies how work should be done can be purchased from the Association of South African Quantity Surveyors. Insist the work be covered by an acceptable warranty.
Ensure that a written specification is properly discussed before signing any documents.
Ensure the contractor includes ALL costs in his tender to you. Buil Aid advises you NOT to accept any quotes or contracts based on a square metre rate but that the builder supplies you with a detailed breakdown of cost based on a schedule with rates for each item of work.
Be aware that there are certain “hidden” costs that may, or may not form part of your agreement with the builder i.e. Municipal plan submission fees, Site insurance, NHBRC fees, Water & Electrical connection fees etc.
Familiarise yourself with how the contractor envisages doing the work and try to avoid potential problems from the outset i.e. it is always preferable to use ready-mixed concrete to concrete mixed on site.
Specify when work must commence and be completed. If applicable, discuss a penalty clause for late completion with the contractor.
At all costs, avoid changing your mind and amending the plan after the contractor has started. It will cause delays and cost more.
All changes you make should always be in writing using a triplicate book which is kept on site. The original instruction is kept by you with a copy for the builder and one for the designer (if he is involved in quality control). Make it clear from the outset that no variations will be paid unless written in the book and countersigned for approval by yourself.
Assign costs to variations as soon as possible after issue and preferably before work on the variation is started. Where this is not possible at least obtain an estimate of the cost and time involved from the builder before he commences with the work.
Never make payments in cash unless you receive a clearly written and signed receipt.
Should any problems arise while the work is in progress or you are unhappy about the work, immediately talk to the contractor and resolve the matter as soon as possible.
Ensure that your contract makes clear provision on how disputes will be handled and how mediation or arbitration will take place.
If you have no knowledge of building make provision that someone inspects the work on your behalf to ensure that the work complies to the design and specification.
