Basement and Loft Conversions recommendations required pleas Post Reply

[LP73]

I would be very grateful if anyone is able to recommend basement and loft conversion companies - even ones to avoid!

There are so many out there so some help would be very much appreciated.

Merry Christmas.

[tooposhtopush]

Building work is always a nightmare and one of the problems with any of it is that it's so common for it to be late and/or more expensive than it was originally set out to be that people get really upset.

Don't go with a new company, go with an existing one.

Get a few quotes and ask to speak to happy clients. Go and have a really good look at two or three and ask the owners what they were like to deal with.

Common pitfalls are:

1) paying upfront or paying before it's completed. NEVER do this, you'll never see them again

2) costs for changes. Again REALLY important. If you decide to have a marble plinth installed at the last minute and the floor needs strengthening (silly example but you know what I mean) then that will cost more. However if you have a door handle changed then it shouldn't cost much more. I know some people who've been "extorted" by massive costs of changes.

3) insurance. Ask to see the certificate. Hold it, check the date, check the company name, the Google the company name in full. Is it registered at Companies House EXACTLY the same. Too many firms are using old certificates

4) get EVERYTHING in writing. Can't overstate this. If it's not written down you can GUARANTEE that their perspective will be different to yours!

Hope that helps.

You'll NEVER find a firm that everyone loves unless they're new and therefore unproven but find one that has annoyed people the least

[LP73]

Thank you so much that is all very useful.

Hopefully a few people will be able to help provide some recommendations.

[Nightingale]

From personal experience my advise re landmark is avoid at all costs. I have previously posted more details on another thread, as have others. Feel free to pm me if you would like to discuss though.

[LP73]

Thank you both so much.
I have heard nothing but bad things about Landmark so won't be going anywhere near them.

[OLBC Group]

A few things to think about:-

-the recommendation on insurance by another poster is a good one.

- TIP You can also ask to talk to their brokers on any claims history they may have. You will need their broker to talk to your broker to make sure all the insurance(s) line up and there are no gaps. For instance our broker will happily issue confirmation of areas of cover or advise of any specific cover required.

- TIP if they are offering Design & Build they need Professional Indemnity Insurance of at least £0.5M

- TIP all contractors must have Public Liability at leat £5M and Employers Liability of £10M

- DO try and choose somebody who has been vetted by say FMB and Considerate Contractors. Although it is not a total guarantee somebody with industry experience has had a nose round to make sure nothing too obvious is going wrong

- TIP the biggest problem with loft conversions used to be, and this is why we don't do them except as part of a major project, was that it was virtually impossible to make any money out of them at the going market prices. Frankly I take my hat of to anyone who made a decent profit at the rates that were being charged 2008-2012. Note the past tense - prices have risen. This is sort of the problem with a lot of problem building work - underpricing that is forced on contractors by tendering or pseudo tendering which in turn is forced by keeping an order book full. And loft jobs are high churn quick in out so a lot are needed to make bread.

- DO take a contractor who puts forward a realistic price and don't be afraid to ask for reference of people for whom they have finished on budget.

- DON'T fall for the 'we have been doing this for 30 years' or 'we have 30 years experience' look at Companies House, you can get this free from WebCheck on Companies House and then check them via Experian or Credit Safe - you will know someone who has work access to this. Don't be too put off by the odd business failure particularly in the recession which was very long and very harsh for mid level construction: I've never folded a company but there are perfectly legitimate reasons for this to happen. But be alert to strings of failed companies or lots of parallel trading where there is no sensible group structure.

- DO use a standard contract such as a JCT or CIOB. They are a bit boring to read but they are that long for a reason. Bear in mind that consumer law and construction law are uncomfortable bed fellows and don't just rely on consumer rights: a proper construction contract gives you extra rights and remedies.

- DO look forward to and be inspired by the project

- DO make sure all important comms are by email

-DON'T start email tennis - you may need a nice phone call as well. Hint - builders do respond well to pleasant human interaction!

-DO try and be objective: it is very hard when it is your own nest that is involved but mentally try and make it a work project that is being done for a 3rd party: at least mentally.

- DO organise friendly fortnightly meeting with the contractors representative. Don't try and corner them. DO listen to them: they have done this before you have not. Be sympathetic if progress is a bit slow when the weather is bad particularly if they have consistently had people working onsite.

- DO be realistic as to the effect in costs and time of you changing your mind

- DO above all be realistic with whom you are dealing. the vast majority of builders want to run an honest business and do a very good job with pride. Everyone who has been trading in any field of volume business, not just construction, has had the odd job go pear shaped on them. It is how you resolve the issue(s) that counts.

[LP73]

Many thanks for this information it is very useful to know.
It would be interesting to hear your thoughts on the so called 'new' planning conversion route that Wandsworth council may head down.
There's a post on here today about it.

[dansk1234dance]

Hey there

It's the second time we have used Morespace for a loft conversion and we have been very happy both times. PM me for a chat if you are interested.

[APT]

Dear LP73,

If you are researching your options, be thorough and really establish your vision for your whole property. Once you are certain about what you want to achieve it will be easier to get the right person in and weed out those who won't meet the mark.

We are a local (Falcon Rd, Battersea) company who combine architecture, design and sound construction (basically a real architect and a real builder working together) who enjoy creating great spaces in Wandsworth. You are welcome to come and meet us. Our approach is very traditional and we have lots of local work you can come and see.

If you are interested our ad is on the homepage and Yvonne our admin would be pleased to book in a home visit or provide more info.

APT Renovation

[workinghardmum]

Hello LP73

XTid Associates is a well-established practice, based in Battersea, Wandsworth, which can provide Design Services and Project Management in one package to you.
We can advise and/or manage all administrative procedures including planning applications.
We develop the idea meeting Client´s requirements and needs and building regulations compliance.
We set the programme and budget matching Client´s expectations.
We produce all information for construction (coordinating all fields architecture-interior design-structure-building services-landscape).
We can provide advice to find the right contractor.
We can coordinate and inspect the construction, monitor and control the programme and the Budget, advising with alternatives to eventual difficulties.
We can be your assessor in your energy saving improvements.
See the link to our website www.xtintegratedesign.com where you will be able to see some of the projects we have been involved and, if you feel our style suits you, please contact us.

XTid Associates Architects and Consultants

[LP73]

Many thanks for the replies. We already have drawings done and are awaiting final planning permission which is due mid January.
We only require the building services and are keen for companies who do NOT outsource projects.

[OLBC Group]

Many thanks for this information it is very useful to know.
It would be interesting to hear your thoughts on the so called 'new' planning conversion route that Wandsworth council may head down.
There's a post on here today about it.

Ultimately this won't make a lot of difference to the vast majority of projects as virtually everything that is built in Wandsworth does comply with the guidelines.

The 50% of garden is quite sound otherwise there won't be a tree left in a Wandsworth garden and that is what makes the area.

The only thing it will really do is to add expense to planning stages.

Unfortunately the RBKC model doesn't really achieve much, I will do a more detailed post in the next few days on the direct topic, as there is absolutely no requirement that the design team used for planning is the same as the construction team. This is where we have to be quite careful as we have had to refuse to get involved in applications where we suspect we are being used to front the application as an acceptable 'face'.

FYI we don't subcontract as we find it is easier to maintain quality in-house.

[LP73]

Thanks OLBC - looking forward to hearing more

[Beanie27]

Hi,

We used BH Basements for our basement conversion - a couple of years ago when they were quite new, but they are part of Building Handyman Battersea and Fulham so had a reputation.
No complaints at all - in fact they were brilliant, on time and organised. We had no cracks at all, compared to when our neighbours did theirs a few years before and houses both sides of theirs had bad movement....
They do the dig and fit out and were really helpful at each stage. Would def recommend...

[TB112]

Speak to Archie Bagnall at Qualitas. http://www.qualitasconstruction.com/
They're based in Earlsfield.
If you want to speak to one of their clients - also a friend of mine - knock on the door of 105 Salcott Road (ask for Jules Connell) as they are currently having their Basement done.

Good Luck.