In the interior design business, there’s a saying “you kiss a lot of frogs until you find your prince”. And by prince, we mean builder. Sure, the allure of getting repeat business from an interior designer or architect is exceptional motivation to do an extra special job, as professionals, we still meet our fair share frogs along the way. Rightly or wrongly, getting building quotes and appointing a builder is a massive source of anxiety for a lot of people. And fair enough, media is awash with horror stories of dodgy builders doing remarkably dodgy things.
Over the years I’ve sifted out the good, the bad and the ugly and settled with a handful of builders I use on the reg. I trust them and they are simply awesome people who care about their craft and their clients…and their designer (most importantly, obviously). I’ll always invite them to tender for my projects and I know whichever the client chooses, we’re in safe hands.
“Righto, but I’m not an interior designer who does this all time” I hear you mumble. True, but there’s a few commonalties each of my trusted builders posses which I shall share with you right now so you can stop kissing frogs and find your own prince of construction and get your project confidently priced and underway!
Can I take your order?
know that urgent, unsettled feeling you get when the waiter is poised to take your order but you’re still frantically sizing up the menu? Then times this by 1000 if you haven’t fully locked in the design or plans or have a fairly good, documented idea of what you want to do. To get the most accurate quote, the builder needs to know what they’re going to be doing. And the more detailed you can be the better. Having a fixtures and fittings schedule (FFE), detailed proposed materials schedule, an electrical plan and a project scope of works are all critical details the builder needs to know. Of course, some smaller things are likely to change as the project progresses, but a solid plan of attack means you’ll get a more accurate quote and less fiscal freakouts down the track.
Reference point.
If a friend recommends a builder, you’re on a winner. Ask friends and colleagues if they have any personal recommendations. The better their experience was, the more they’ll swoon and that is the best reassurance you can get. As industry professionals, this is something my colleagues and I do. We’re the first to pass on builder details to a fellow designer if they’re awesome. If your mates come up blank, nothing wrong with reaching out to local interior designers and asking for advice. Typically, we’re all tragic people pleasers and love to support our beloved builders and trades with positive referrals. Of course, some builders are suited to certain types of projects so always check your project is vaguely similar to the type of projects the referred builder does. If not, reach out to them anyway as they may refer you to someone they know if they’re not suitable. It goes without saying, obvs stalk them all on socials to check out their previous work and reviews.
Speed Dating.
It’s always great to get 3-5 quotes on the same plans (so you’re comparing oranges with oranges). This quickly reveals who’s cheap and nasty, who’s being bougie and who is fair and reasonable. I tend to only get 2-3 quotes these days as I know my guys well and know they’re not price gauging. This is also a good opportunity to meet the teams and get a feel for them personally. You want to want to work with them and trusting your gut instinct here is so often undervalued in the equation.
You buy?
Quoting a build project is a tricky, involved science and it does take a builder a few weeks (if not longer) to put together a proper quote. Patience is key. I wouldn’t go as far as to say the longer you wait, the more accurate it will be, but I’m not far off. A builder who comes back to you in a few days has either loaded the quote with “just in case” slush or may present a gazillion surprise variations throughout the build. Be sure to check if the quote includes things like council permits, rubbish removal, project management, and procurement of FFE. In other words, what is and isn’t included. Feel free to ask for a more specific breakdown of costs if the quote was a little vague.
Timing your engagement is the surprise consideration. If you quote too early, you run the risk of price increases on materials, specified products being discontinued and requiring reselection and general exciting Wall Street global market type fluctuations. Quoting when you’re ready to get started means the information remains current. Don’t be fooled into thinking fixed price is better. See below.
Street Cred.
Always check your builder is registered with the appropriate industry bodies and holds the right insurance. Always worth asking if sub-contracted trades also have the same safe guards and will be able to provide certified compliance of works done. A great builder will do this for you.
A lot of the financial dramas in the building sector has been born from fixed price contracts falling victim to covid era hiccups to supply chains both in materials and labour. For me personally, I think it’s unreasonable to expect a fixed price for something so complicated which could unearth any number of nasty surprises (especially when renovating an existing, older property). In my opinion, a detailed quote and banking on a reasonable contingency fund for unexpected works is the fairest way forward for all stakeholders. Sure, no one wants to spend money on something so blisteringly tedious as rising damp, and your builder especially doesn’t want to. It’s your house after all.
In closing, your Honour…
By no means is this an exhaustive list of pitfalls to watch out for when starting your renovating or building project. But, hopefully it provides enough info to calm your farm and guide you towards further resources and some questions to raise with your builders before locking them in. A good place for further information is Consumer Affairs Victoria (or your state’s equivalent if not located in Vic). And of course, your friendly neighbourhood designer is always there to help.
Happy building!