Construction con’td… Hiring a contractor

This is my third installment on the topic Construction Process, my first was “the world of construction” and second “getting the construction started” . Again the purpose is just to help in passing on, what has been my life experience in an area i am about to move on from.

Hiring a Contractor using a Contract

Hiring a contractor is normally by word a mouth which is definitely the best recommended way. Why, because it would be based on recommendation from someone you know and trust and you would have access to some previous work they had done. However this does not guarantee that you’ll get the best possible price. The way to attempt this is by getting an estimate of cost, done by someone trained and qualified to do so. A Quantity Surveyour ( QS) would be your best option, there are other persons who are also qualified, anyone with a diploma in construction normally is just as apt to do so.

They would need the approved drawing plans from which they would generate this bill of qunatities, with this bill of quantities and the drawings the QS would develope a contract, which would form the nucleus of your instruction to the contractor.

You would then make a minimum of three copies of these contract and, excluding the costing has was done by your QS,  ask trusted contractors, to do what we call a tender process. This is where the contractor input his cost to efffect the works as is listed and as they are illustrated and annotated by the drawing. You would then use the 3 copies and compare them with what the QS developed, so has to make a much more guided decision.

Cheapest is not necessarily the best because sometimes a contractor will be offering a cost that is way below what it could credibly cost to do the work. The key is to ensure that the contractor is not excessively lower than the QS cost and that they can substantiate why they can do it at that cost. Even though it is a contract, why see the fire and go walk in it.

Some of the pit falls you must attune your mind to, is the language of the contract, meaning the different terms and conditions, the smaller the contract the less comprehensive it has to be in its language. Here are some of the terms you must make sure to be very aufait with; Liquidated damages, Variation, Contract duriation/period, Fluctuation, and Termination clause. These are areas of the contract that as the client i would implore that you ensure that you fully understand and that what is being annotated, you are in full agreement with it.

BTW THIS IS MY FIFTIETH POST, WHEW!!!!!!

Getting the Construction started

Normally for large scale construction it is recommended that you hire professionals to over see the project in its entirety. Of which they would  guide you has they are required to do by law. However for most of the mid and definitely the small scale one there are a few things you need to know. Firstly you need to decide the mode of construction management you are going to adopt.

1. you can hire a contractor and have him procure both labour and material. Using a contract as the instrument of instruction for both parties. Which would be developed from the drawing.
2. You can again hire a contractor but he would only procure the labour whilst, you would procure the material, of course a contract would be used to assist in providing guide lines, though not as comprehensive as in the first case scenario.
3. You can attempt to hire the artisans and run the project has would a contractor, but be warned if you have no experience or knowledge of the field you are heading for trouble.
4. And lastly you can go to an artisan or a group of them and engage them in an informal business transaction with the hope of keeping down cost by cutting out the so called “middle men” the professionals and literally pay through your nose, “penny wise pound foolish”.

I will discuss the pros and cons of all four options. Then guide you through the process of each option’s stages. After which, i will discuss some of the basic construction principles that the lay person should know so has to ensure that quality is assured through out the construction process.

The World of Construction

Hello, this is an introduction to basically what i have practiced all my life. Being a Jamaican this article will be concentrated on our policies and guide line but i will try and put the information across in as broad a spectrum as possible.

Whenever you choose to embark on taking on the process of construction, whether it be an addition or a completely new building. There are some basic guide lines you should adhere to.

• Engage a qualified and trained person in the field of architecture
• Make sure to have all available measurements and description of the property that you can get your hands on ..(i.e. site plans, earlier plans if any, type of land/building and shape and or size… to name a few)
• Preferable the boundry pegs should be readily identifiable
• A general design concept should be prepared, no matter how ridiculous it might sound to yourself. This allows us to see in your head, which then points us in the direction we need to go.
• Also it would be prudent to familiarize your self with the covenant of the property. This is a schedule of terms that typical forms part of the sales agreement and it instructs the purchaser on what they are not allowed to do with the property.

Now most of these are general things which would be expected from anyone, no matter the country. However i can assure you for Jamaica this is the sensible route to go.

In engaging an architect it is advisable to do so based on the type of construction activity you intend on doing. The laws of your land would also help to determine this, here in Jamaica for a small scale construction operation, less 3000 square feet or no taller than three floors high. We are allowed to engage a draughts man, who is, normally with a minimum of about three years in the business should be quite capable.

For medium scale construction then an Architecture technician would be acceptable though he may have to get an Architect to sign of on it depending on the magnitude of the works. Then of course for large scale construction activity you get the services of an Architect or even a firm.

Now there are a lot of persons within Jamaica who normally try to bypass the design phase so has to keep down cost by going straight to the contractor or the builder. This is a very dangerous route and carries a lot pitfalls that will catch you if you are not a seasoned person in construction. Just to name a few:

1. Proper consideration not given to the covenant, especially the set back from the boundaries. When this occurs typically you end up with a breach of the covenant, which is normally discovered long after the construction has been completed.
2. Under utilization of the land/building space. The ill efects of this is very costly to reverse (through demolition) and is usually identified during or after completion.
3. It is required by law. And if caught, well we all know how the law operates.
4. Can be an hindrance ( if you were able to make it this far) in trying to sell your property, because the standard is, that the local or planning authorities should vet the drawings, indicating that they have met acceptable construction principles. Thus financial institutes have this has a requirement in processing loans.
5. Also the drawing are the best and easiest way to ensure prudent management of the construction process both on the financial and technical sides.