Should you use a contract?

Paperwork and written documents may not be items you would associate with a builder, however, they are key to any successful project.

Before beginning a build, we would always recommend having as many details as possible written down. This may include the items included in your estimate and identifying any areas where extra costs may be incurred. Extra costs can arise when certain finishing elements such as light fittings are altered from the original estimate. This helps both client and contractor stay on budget.

A written contract, signed by both parties, should include details like the length of the project, the cost of the project and a schedule of payments throughout the project and a clear defect retention period.

Any variation in costs throughout the project should be estimated and a document prepared to show these costs. This document should be signed by both parties to show that the extra work has been agreed upon.

A contract is not a legal requirement. However, any reputable company will provide one before a project can commence.

Exterior finishes

A key element of any new building is its external appearance. The way the outside of a property looks and the palette of materials that create this look are imperative to a successful project.

I have already written about the various choices of glazing available in a previous blog post. The style of windows will usually be based around the period in which the surrounding properties were built. That is not to say that using modern aluminium windows on an extension to a Victorian house will not look good. A modern extension to the rear of a period property can look great if it is done properly.

The first option available is of course a facing brick finish. This will usually be in a brick to match either the existing property or other properties in the area. There are a large number of decorative features that can be used, such as stone sills, a soldier course, quoins, or a band of contrasting bricks. There is also a number of different ways that the bricks can be laid, known as bonds. Certain bonds were used more commonly in different periods. When you are trying to blend in with existing work a skilled team of brick layers are required to ensure your new addition does not stand out.

Another option is an external render. Sand and cement render which can then be painted is still used frequently. This offers a fairly crisp finish to the outside of your home. However, if you are looking for perfection, then monocouche, a through coloured render is the way to go. This product does not require painting and comes in a huge variety of colours. The finish is one you will have seen on many modern houses across the world. A white monocouche render coupled with black or aluminium glazing is popular amongst architects everywhere.

Finally, there is cladding. There are a number of different types of timber and composite cladding available. Composite cladding is a popular option because of its durability and the fact that its maintenance free. Timber cladding, such as Western Red Cedar, is another common choice. Timber cladding can be stained, varnished, or left to weather naturally. Most timber when left to weather will go silver with time enabling your home to blend into its surroundings.

Heating your new home

I am frequently asked during client consultations whether a wet underfloor heating system is worth installing. There are a small number of situations where underfloor heating is not suitable, but there are now systems that suit the majority of homes. I am a huge advocate of underfloor heating and wherever possible I would advise upon its installation.

If you are building a brand new house from the ground up, then you are perfectly set up to install a wet underfloor heating system. Whether you are having a solid concrete floor slab or a block and beam floor system, you can lay Celotex insulation, a damp proof membrane, underfloor heating pipes and then a floor screed over either of these.

If you are building an extension and you would like to have underfloor heating in the extension and in the existing ground floor rooms then peoples may concern is whether they will have to dig up their old floor. The answer to this question is no. There are some fantastic low profile overlay systems which only increase the floor height by 16mm. They come as panels with pre-cut grooves for the pipes and they can simply be stuck down to the existing floor.

Finally, if you have a suspended floor with timber joists there is also a system to suit this situation. You can insulate between the floor joists with Celotex insulation and then install metal trays between the joists that have pre-cut grooves for the pipes. The pipes can then be installed through these grooves and once completed, floorboards can be installed as normal.

It is particularly important that your underfloor heating is installed by a professional. If you have a large floor area to cover, then you may want to zone your underfloor heating so that you have more than one room thermostat. It is also important that the pipes are continuous with no joins. A big concern for the people I speak to is a leak forming in the large number of pipes that are now under their finished floor. A continuous length of pipe with no joins will eliminate the chances of this happening.

Another benefit of having underfloor heating is that there is no need for radiators, which can take up valuable wall space. Furnishing your new home is made so much easier when there are no radiators to avoid. This is not to say that I do not like radiators. There are some genuinely nice designer radiators available that can be used as a feature in a room whilst still providing the required heat.

I also get asked frequently about electric underfloor heating and whether it is a suitable replacement for radiators. In short, the answer is no. Electric underfloor heating is a great accompaniment to radiators if you want to take the chill off of your floor, but it is not powerful enough to heat your home. However, if your budget permits, I would always recommend electric underfloor heating in any upstairs bathrooms with tiled floors. If it is installed properly with an insulated board underneath it, it still works very well and contrary to popular belief, it can also be cost effective to run.

Using a main contractor

When planning your project, there are many important decisions you will need to make. One of these will be whether to use one main contractor for the entire project, or whether to engage specialist subcontractors yourself for certain elements of the build. I am going to explain why using one main contractor to handle every aspect of your project will be the best decision you have ever made.

1.      Full accountability. Everything that happens during and after the build is the responsibility of one party, the main contractor. If there are any minor snagging issues, then you know exactly who to contact to have them dealt with swiftly.

2.      Schedule. If the schedule for your project slips, then there is only one person to blame, your main contractor. This is an especially important point because the duration of a project is intricately linked to your budget. Any overrun on schedule will usually mean an overspend on your budget.

3.      Budget. Your main contractor will keep a close eye on your final budget to ensure it stays on track. By using one party, you will be kept informed of any extra costs before they occur so that you can make an informed decision.

4.      Insurances. Everyone who comes onto site that is working under the main contractor will be covered by their insurance. This means that if any damages or any injuries occur, you have peace of mind that these will be covered.

5.      Quality of work. By using just one main contractor, all work from start to finish will be inspected by the same person. This ensures a high-quality finish to every aspect of your project. The junctions between different materials are a pivotal part of any build, so having one person liaise with all specialist contractors helps to get these exactly right.

6.      Health and safety. The main contractor will have full responsibility for the health and safety of everyone on site. Each contractor will be briefed of any possible dangers to reduce any risk of injury.

7.      Paperwork. All invoices, warrantees and guarantees will come from the same place. As you can imagine, there is a lot of paperwork involved with a construction project. By employing a main contractor, the hard work is done by them, leaving you free to enjoy watching your new home come together.

8.      One point of contact. The main contractor will deal with everyone, the only person you need to deal with is the main contractor. They will talk to architects, designers, and everyone in between.

9.      Building control. Throughout your project the main contractor will liaise with building control. Each required stage will be signed off and you will be provided with a completion certificate when everything is finished.

At Zeta, we provide a full service from start to finish, including architects plans, structural calculations and planning consultants. There is no request to obscure, and it is exceedingly rare that we do not already have a specialist contractor in our contacts list that can satisfy your needs.

If you require a main contractor for a project you are planning, then please do get in touch.

Choosing your glazing

Now more than ever we are finding the glazing for our projects is making up a large percentage of the total cost. There is more variety than ever before and with crittall windows and doors making a comeback, the choices can seem daunting. 

UPVC still offers the most cost effective option, but with a larger frame profile, it does not offer the minimal sightlines that are becoming the deciding factor for many people.

Timber windows, most commonly sash windows, can look particularly impressive in period properties. They may require more upkeep; however, this extra work is usually worth the effort.

Aluminium offers a variety of colours and most importantly, those minimal sightlines. The number one benefit of aluminium over all other materials is the size of frame that can be installed. Having installed sliding doors up to thirteen metres wide on recent projects, we are experienced in these large glazing installations. Even though each pane of glass can weigh 200kg or more, certain lift and slide systems make opening and closing your doors effortless.

Most aluminium door systems, especially those with large openings, will require a steel beam above them. This also offers the option to have a floating corner. This particular setup really is visually impressive. When open the corner of the house will appear to float, whilst in reality it is held up by a cantilevered steel beam. 

We are able to undertake projects incorporating any type of glazing including UPVC, timber, crittall or aluminium, so please get in touch for an estimate.