Amount of detail in Work Spec

[tulipcocoa]

Can you help? We have had an architect put together a works specification for the repair and renovation (conservation) of our roof and other roof level and external walls work.

The specification describes each area of work, but not in great detail. So, for example, areas of the back need to be re-rendered and he has asked contracters to quote on a per metre basis. The lead gulleys and flat roofs need to be repaired but he has not indicated exactly where.

In short, there doesn't appear to be enough detail.

The result is that many contractors have said they will only quote on a time and cost basis and others have come up with their own specifications which are similar to but differ from the specification sent out by the architect. None of it fills me with confidence!

I am now considering hiring another surveyor to "fill out the details" in the works spec to try and pin the contractors down a bit more. Do you think this is sensible or am I being too cautious and really I should just go with the flow and work things out along the way?

Does anyone have any experience of this they can share with me?

Many thanks

 

[Gervase]

...(cue sound of sharp intake of breath and sucking of teeth)...
Weeeell, it depends.
Mostly it depends on the contractors. If you are dealing with contractors who are used to working sympathetically with period properties, they should know the likely pitfalls ahead and will be able to give you a quote with a caveat accordingly. Sadly, many will only quote on a time and cost basis because conservation work does involve so many potential problems and unknowns.
However, any contractor should be able to bracket such an estimate based on 'no problems, piece of p!ss' at one end as against 'bloody hell, every problem reveals two more - this is what complete new leadwork and battening is going to cost' at the other.
A good contractor should also be able to see what needs doing to tell you where in that spectrum the work is likely to fall.
One way to tell if he or she is good is not to show them the surveyor's or architect's report but ask them to look over the job and tell you what they think needs doing.
And, - just to confuse things - of course, sometimes the contractor will know more about the practicalities of conservation than the architect!
An, as I've mentioned elsewhere, talk to your local conservation officer. They know who is good and who isn't.

 

[biffvernon]

>Does anyone have any experience of this they can share with me?

We've had quite a lot of work done to our roof. We didn't get a works specification and we didn't get quotes from more than one builder. We just said could you fix our roof please and paid the bill when it came after the work was completed.

But we did know the builders. A two man team who have been working together in our village since they left school over 40 years ago. There can't be many houses in the village they havn't worked on and they have to drink in the same pub as everyone else. I reckoned that was good enough security that they would do a good job at a fair price. They did.

 

[Penners]

If you feel that the details need filling out, why go to another surveyor who has to start again from square one? I reckon this would be the most expensive option.

In your shoes, I think I would go back and ask the architect to flesh out the bones. Just explain that builders are having trouble giving a clear quotation on the basis of his spec, and would he please make it clearer.

 

[tulipcocoa]

Thanks for the helpful replies. Unfortunately our architect has been taken ill and will not be around for a few months and his partner cannot take on the additional workload. So we are in a bit of a pickle. We don't know any of the contractors well enough to simply let them get on with it knowing that they will do a good job. I think I'll discuss with our consevation officer and perhaps engage a conservation minded surveyor we have been told about to help build up the spec and help contract manage the work. I'm hopong this will help us target our budget to the "truely necessary" and away from the "would be nice" work.

Thanks again to everyone who replied. It's much appreciated!