Specification of Works

[Nathan]

Hi All,

I have a terraced stone house(cottage, if you are an estate agent!) which requires extensive work including the usual plumbing, electrics, new roof etc.

I have thankfully been given the name of a number of good builders but need to draw up a specification of works for them to quote to. Would anyone know where I can get a document template and/or guidance for this?

Thanks in advance.

Nathan

 

[Jon Maine]

In order to do this you will need to do the following.

1/ Understand the entire scope of the building works required.

2/ Research the appropriate materials to use

3/ Quantify

4/ Sequence correctly

Perhaps a few hundred pounds spent on a local architect or surveyor familiar with traditional construction would save you in the long run. I have been practicing building for around 25 years and still on some jobs would delegate this to a pro as it can be more precise and cost effective.

 

[MattW]

Have to say I totally agree with Jon. I am just about to start the full refurb of a house (i.e. new roof, windows, electrics, dampproofing etc) and had the schedule of works prepared by a firm of local surveyors. Beforehand I would have said that I knew enough to do a reasonable stab at it myself, but I totally underestimated the level of detail and specification that goes into it (e.g. on the roof - grade of slate & minimum overlap, spacing of battens, number/type of ventilation opennings, which type of breathable lining, type of insulation, construction of the hidden gutters including number of new rodding points, grade of lead for flashings etc etc). It breaks down exactly what is required to be done.

The other key element is that it sets out exactly who is paying for what, what assumptions should be used in the pricing (e.g. area of plaster that should be assumed to require hacking off and replacing) and hence avoids misunderstandings or attempts by a less scrupulous builder to either shortcut or claim that something that obviously should have been in the price and isn't. My schedule of works has cost me c.1% of the total build costs (ie. including finish items such as paint, electrical fittings etc). The reaction of my builder to it was exactly what I wanted to see - extremely pleased that what he was expected to do was clearly set out so that he knows what standard I am expecting and is protected from me changing the spec on him and claiming that what was wanted all the way through.

 

[Schoolmarm]

It is a QS (quantity surveyor) that you need. I don't know if they are the same as surveyors.

 

[Jon Maine]

Some QS's will prepare a spec, some will only put costings against one already prepared by someone else. Depends on their speciality.

 

[Schoolmarm]

Aha.

 

[AMc]

Mine was drawn up by a local surveyor (RICS) who had conservation experience. She used her drawings (with our input) to get building control approval which you will certainly need if not planning or listed building consent too.

A good comprehensive schedule and plans (existing and proposed) are essential. They need to understand the building regs and specify what materials are to be used. It's painful spending quite a lot of money but it really is worth the effort.

Speak to the builders about who they work with and who produces good drawings and schedules. I interviewed 5 RIBA members and couldn't work with any of them then a builder I contacted recommended a surveyor.

 

[Jon Maine]

Mine was drawn up by a local surveyor (RICS)
I interviewed 5 RIBA members and couldn't work with any of them then a builder I contacted recommended a surveyor.

Funny you should say that I entered the Riba competition and they did not even consider my conservation project as there was not enough "new design", however the Rics have a very high opinion of my more William Morris style building conservation.

 

[DaveBrigg]

I wish I had read this thread three years ago

 

[Jon Maine]

Mind you having said that I used an architect to prepare my spec whose work was exactly what I wanted, although I did struggle with other members of the practice.

 

[Nathan]

Thanks for the advice everyone - much appreciated.

I thought i may be going over the top getting someone in but it seems not and have a surveyor coming tomorrow.

Nathan

 

[AMc]

Good luck. Try and be specific about what you want and ask for references from what they've done. You'll need a good working relationship so trust your instincts if it doesn't 'feel right'.

 

[Matt Green]

I am just about to start the full refurb of a house (i.e. new roof, windows, electrics, dampproofing etc).

Please don't do that.

 

[MattW]

When I mentioned dampproofing, what exactly I meant is having the basement of this mid-terrace house lined with an airgap membrane then the walls dry lined, rather than a chemical injection and waterproof rendermix. This will enable the walls to continue to breathe and aviod trapping the water in the bricks while at the same time giving me dry walls. This approach has been sanctioned by the conservation officer.

I appreciate that this is less acceptable to many people on here than lifting the 1950s concrete floor, laying a limecrete floor and putting lime plaster on the walls, but with ground level being at basement ceiling height & both neighbours having had concrete floors, DPMs & waterproof plaster done to their sides of the party walls, it seems very unlikely the basement walls will actually dry out even with lime plaster.

*steps back and wonders whether he will be attacked as a conservation vandal*

 

[MdB]

Sounds sensible to me though I'm not an expert.