Inspect as you go

Most renovation experiences are happy ones. But don't assume that things are going according to plan just because you have a sound contract and good rapport with your builder. Stay on top of your project to prevent minor errors from becoming major problems.

If you have a disagreement, be reasonable. Go over the contract and listen carefully to the builder's explanations. If you're still not satisfied, get a second opinion before taking further action.

Building Inspections

During construction, the work has to be inspected at various stages. This is done by your Building Consent Authority (BCA). The inspections confirm that the work has been done in accordance with the plans and specifications approved in the building consent. For example, the depth and placement of steel reinforcing is inspected before the footings can be poured, and the moisture content of the timber framing is inspected before the GIB^® plasterboard can go up.

Work cannot proceed until the inspection for each stage is completed. If the inspection is not done first, the BCA can make you undo the subsequent work, for example, take the GIB^® plasterboard off to inspect the framing. Similarly, if work differs from the plans the inspector can order it to be demolished and done again.

Either you, the builder or your project manager must arrange for the inspector to come at each stage, depending on what is agreed in the contract. It is often the builder who makes the call but you must confirm this as you need to know that the inspections have been done.

The inspection stages are listed in the paperwork you get with the building consent.

Watch out for substitutions

During the building process, you or your builder may wish to change something or make a substitution. Talk to your designer, project manager or builder to decide if the variation is really necessary and how much it could cost. Some changes will require a new or amended building consent, which could delay your project and result in additional costs.

If your builder wants to use a different material or product from what is specified on the consented plans, make sure the substituted product is equivalent in quality to what was originally specified, and is supported to the same level in the market. Your contract with the builder should include a terms which forbids making any variations without your written instruction.

Remember once the project is finished you may be the one contacting product suppliers to sort out a failure, a known reputable brand will be easier to deal with than an unknown brand.

How to handle problems with your builder

If you have a dispute with the builder, the steps for getting it sorted are:

1. Try and talk it through. It might simply be a mistake or misunderstanding.
2. If that doesn't work, look to the contract. You should have dispute resolution procedures in the contract such as mediation and arbitration. Also, check to see if any guarantee you hold covers disputes.
3. Find out if a trade organisation will act as an intermediary or offer dispute resolution services. For example, Registered Master Builders or Certified Builders. However, many builders and contractors do not belong to a trade organisation and trade organisations do not usually get involved in contractual disputes.
4. For disputes over progress payments you should use the adjudication service under the Construction Contracts Act 2002.
5. You could both agree to go to arbitration.
6. The Weathertight Homes Resolution Service (WHRS) provides a dispute mechanism for leaky homes.
7. The Department of Building and Housing (DBH) deals with disputes about the issue of building consents and code compliance certificates.
8. Disputes Tribunals deal with claims up to $7,500 (or $12,000 with the agreement of the parties). This may not be high enough for many building disputes. If you choose this option, you usually cannot take the dispute through the Courts.
9. Finally, you can take Court action. This can be costly and complicated but, in some cases, may be the final resort.

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