Finding a Builder for a House

Whether we are building an eco-friendly house or a conventional house, the task of finding a builder for a house is complex, and therefore, the key to success will be to follow a methodical and rigorous process.

As in all sectors, we want to find a rigorous, reliable professional who meets deadlines, works well, and does not deceive us on costs, but how do we recognize a good builder if we have never before undertaken a residential project?

Personally, I always recommend that the task of finding a builder for a house be carried out alongside the architect who designed it. In our studio, for example, we always offer the possibility of working with our trusted builders or comparing different quotes from builders the client may know.

In any case, the important thing is that the architect is on our side and does not work hand in hand with the builder. This way, we ensure that the architect will supervise the rigor of the construction and will always defend our interests.

One should be wary of architects who come recommended by a builder, as in this case, the architect is committed to the builder (who has provided the client) and will not properly perform their construction supervision work. The architect must be independent of the builder to control the rigor of the construction and defend our interests.

From here, it is worth knowing in detail how the process of finding a builder for a house works, which, while not as quick as purchasing a finished house, does not have to be more complicated.

Personally, I always recommend that the task of finding a builder for a house be carried out alongside the architect who designed it. In our studio, for example, we always offer the possibility of working with our trusted builders or comparing different quotes from builders the client may know.

In any case, the important thing is that the architect is on our side and does not work hand in hand with the builder. This way, we ensure that the architect will supervise the rigor of the construction and will always defend our interests.

One should be wary of architects who come recommended by a builder, as in this case, the architect is committed to the builder (who has provided the client) and will not properly perform their construction supervision work. The architect must be independent of the builder to control the rigor of the construction and defend our interests.

From here, it is worth knowing in detail how the process of finding a builder for a house works, which, while not as quick as purchasing a finished house, does not have to be more complicated.

When do we start looking for a builder for a house?

Generally, if the process is open and we are not working with a prefabricated house company—in which case our hands would be tied—the builder is sought once the house design is completed.

In the case of Slow Studio, we always provide a fixed price before starting the design, establishing a maximum cost per square meter. We can do this thanks to the experience from previous projects and having worked with different builders and materials.

But in any case, once we finalize the design, it is time to establish the exact construction price and, if necessary, make the required adjustments. To begin the builder selection process, we will need the bill of quantities document.

The bill of quantities is a document prepared by the architect that includes all the details defined in m² or linear meters of each of the construction elements that make up a dwelling. This document is usually prepared with the help of a quantity surveyor (technical architect) and is typically a table or database of several pages differentiated by items.

Each item corresponds to a section of the construction; for example, the interior finishes section includes details for each of the interior materials such as coatings, paints, or even custom furniture, if any.

Each element includes a total of square meters, and this is what the builder uses to calculate the total price of a project. For example, if we indicate that we have 100 square meters of pine wood flooring, the builder must set a price for this finished element.

How to find a builder for a house?

It should be noted that we will have reached this point with our dwelling project completed. From here, the two most common ways to find a builder for a house are:

#1 OPTION – Find a builder we already know or who has been recommended to us and request that they prepare a quote. In this case, it is always advisable to invite another external builder, known or not, to have a comparison.

#2 OPTION – If we do not know any builder, we will invite a minimum of 3 different builders to present a quote.

In the case of our studio, we work whenever possible via the first option. We have several known builders whom we know work well, depending on whether the project is built in wood or masonry, but we are never tied to any of them, and if the client has a recommended builder, we include them in the selection. This way, we ensure a transparent and open process in which, of course, the architect always stands on the client’s side, negotiating with each builder.

Each of the selected builders will be given the blank bill of quantities document, only with the detail of materials and their quantities (square meters), and the builder must return this document complete with partial and total prices.

Comparison and negotiation with builders

Once we have received the bill of quantities documents with prices, it is time to make the comparison and, if necessary, negotiate the items with each of them.

The advantage of delivering the same document to several builders is that the comparison will be easier. By having each item separately, we can see what price each of them sets for each element.

Following the previous example, for our 100 square meters of pine wood flooring, we will see what price each one establishes and if there is a significant difference between one and another.

When an element is excessively more expensive in one of the proposals, that is where it will be possible to negotiate or sometimes be wary of those who offer it too cheaply, as they may not be rigorous or may be reducing quality to lower costs.

It is essential that we make this comparison with the architect’s help. In our studio, in fact, we personally handle this comparison, informing the client of each anomaly detected. It is necessary to have construction experience to make a builder comparison, as a professional knows where we can save and where we must prioritize quality.

Often, we will not select the cheapest proposal, as it may be the one of lowest quality, provided we do not exceed our maximum budget.

The case of hiring more than one builder for a project

It may be the case that we want or need to hire more than one builder for a project. For example, if we build a wooden house, we will likely need one builder for the concrete foundations and another for the wood construction, and they may not know each other beforehand.

Sometimes, it may even be the case that the builder themselves subcontracts a different company to perform a task in which they are not a specialist. In this case, the builder will be responsible for the company they have subcontracted.

In any case, again, the architect’s role in directing the project will be essential, managing the coordination of construction details between both, as well as the delivery deadlines of each of them.

The contract for building a house

Once we have found the right builder, it is time to sign the contract. At Slow Studio, we supervise this process at all times and work with a team of lawyers who have been improving construction contracts with each project we have completed. We currently work with a very rigorous document regarding delivery deadlines and finish quality.

Additionally, the contract must include the definition of penalties in case of delays, elements that do not meet the desired quality, agreed costs, and certifications of materials and construction processes.

If we are going to build an eco-friendly house, it is necessary that the contract includes material control processes and construction systems to guarantee both their origin and proper functioning.

Finally, as in any contract, the house construction contract must include the definition of the relationship between each of the parties: what role and responsibilities the architect, builder, and client have, and what the hierarchy and relationship between them is.

Building a house is a process that can last from several months to just over a year, depending on the complexity and size, and for this reason it is important that there is a clear and rigorous contract that defines the relationship between all those involved.