Select your partners

Many homeowners decide to do their own renovations.

In New Zealand, you may do so, provided you get the necessary permits, follow the building code, and have the work inspected by the appropriate building authorities. However, there are changes happening where restricted work will require a licensed building practitioner to sign off.

Doing it yourself can save money, but there are other costs to consider. Are you prepared to draw up your own plans, get your own permits, and schedule inspections? How much time can you spend away from your family, and other commitments? Can you be as efficient or as skilled as tradespeople who do this specialized work every day?

You may feel comfortable painting a room or removing an old fence, but specialized tasks that involve wiring, plumbing or more involved building work are usually best left to professionals. In fact certain kinds of building work require a certified tradesperson to do the work.

Most people find that contracting-out the work is best. But choosing the right contractor is extremely important.

Who's Best for the Job?

Many small jobs can be done by your local handyperson. For larger or more complex projects, however, it's a good idea to consult an architect, a design firm or a qualified builder. Their involvement can range from taking a simple walk through your home to come up with ideas to taking responsibility for the entire renovation.

In addition to drawing up plans and layouts and hiring a contractor for you, these professionals can obtain council approvals and building permits, supervise the progress and quality of work, and approve payments.

Don't be shy about asking: reputable firms won't hesitate to answer your questions.

Even if you give an architect or designer the fullest degree of responsibility, you should understand the renovation process, including budgets, quotes and contracts, in order to protect your interests

Ask for recommendations from:

• Family, friends and colleagues
• Building merchants and hardware stores
• Registered master builders federation and certified builders association
• Building consent authorities
• Satisfied people who have recently completed a renovation

Beware of contractors who:

• who are not members of either Registered Master Builder Federation or Certified Builders Association
• uote a price without seeing the job
• demand a large down payment to buy materials: all reputable renovators maintain charge accounts with suppliers
• refuse to provide a written contract that specifies exactly what they will do
• come to the door offering a "special price" because they happen to be working in the area
• promise a discount in exchange for using your home to "advertise" their work - the same offer will have been made to everyone
• can't give you an actual business address, only a post office box, telephone number, or the address of an answering service

Pricing comparisons

Don't just select the builder to go with based on the cheapest price estimate. If a price estimate comes in significantly lower than the others, it often indicates that something has been forgotten or left out of the estimate. This omission is likely to cause problems further down the track, so check that everything has been included in the price before proceeding.

Estimates

Get written estimates from at least two, and preferably three, of the builders recommended to you. An estimate is a builder's best prediction of the charges you can expect to incur, based on his or her understanding of what you want, labour and material costs, and any anticipated difficulties.

An estimate should be in writing and include a job description, the full price, terms of payment, a schedule of work, and start and completion dates. Don't mistake an estimate for a guarantee, though, and remember that it's no substitute for a written contract.

Guarantees

It is most important that you ask the builder or company if they offer a guarantee. Find out what it covers and if you have to pay anything or fill out any forms to activate the guarantee. Don't just assume that you are automatically covered.

Also find out what sort of contracts the guarantees cover, some may only cover work done under a full contract, and not under a labour-only contract. Find out how long you have to make a claim under the guarantee and how long the guarantee period is. Read the fine print and find out what will invalidate it, for example if you withhold the final payment, and what special conditions apply. If in doubt, seek legal advice.

Whether you are covered by a guarantee or not, you still have rights under the Consumer Guarantees Act 1993 which provides legal remedies for faulty goods and services provided by the builder and subcontractors.

Most reputable builders will stand by their work and want to fix problems because their reputation, and therefore future work, often depends on what their clients say about them.

Protect Yourself

Your home represents the largest single investment you're ever likely to make. Protect its value, and yourself, by dealing with a reputable firm using reputable brands that operates in the open market, legally and responsibly. Your peace of mind is worth it.

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  Step 6 Get it in writing