Paving Expert - AJ McCormack and Son - Employing a Contractor

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Employing a Contractor

On This Page...

Finding
Pricing
Choosing
Starting the Work
Problems
Key Points
Further Reading

Introduction

Most people, for one reason or another, will engage a paving contractor to undertake their paving work. There are many excellent contractors throughout Britain and Ireland, but their number is almost certainly matched by the number of 'cowboys', who have few or no real skills, and are only interested in making as big a profit as possible in the shortest time with the minimum effort.

Finding a Good Contractor

1) By Recommendation

This is the best reference available. If someone amongst your family and friends has had some paving work done, ask for a recommendation. Did the contractor do a good job? Did they complete the work on schedule and within budget? How approachable and courteous were they? Were there any 'hidden' costs? Was the work done by tradesmen or 'young lads'? Did they clean up the place when they had finished? Did they offer any guarantees? Are the customers pleased with the finished job? Was there any problem getting the work 'snagged' and did the contractor make a final inspection of the work?

Quality paving is not cheap - make sure you are getting what you pay for.

2) From a pre-vetted list
There are two main types of contractor lists currently operating in mainland Britain (the situation in Ireland is slightly different). The first type is the independent trade association, and the second is the manufacturer-managed list.

Independent Associations:

There is only one, nationally recognised and respected independent trade association for paving, and that is Interlay. Interlay is run independently of the major manufacturers and it is widely regarded as representing the "premier league" of paving contractors. However, Interlay, in its current format, is heavily biased towards block paving contractors and has poor representation from flaggers, kerb-layers, sett-layers, streetmasons and the other hard-landscaping trades. Interlay's major advantage is that its members are accredited in laying the paving provided by ANY manufacturer and the members do seem to appreciate and value that independence.
Click here to learn more about how Interlay can benefit contractors and clients

Pavingexpert Contractors' List
There is a group of friendly, professional contractors that frequents the Brew Cabin discussion forum on this website and many of them offer a higher-than-average standard of service along with giving their free time to answer queries posted by other contractors, DIYers and members of the public. Several of these have websites of their own and they have published a list of web addresses that homeowners and others looking for a quality contractor may find useful.
You can access the list via this link
contractor links

There are other so-called independent trade associations, but they tend to be small and ineffective, and/or primarily concerned with making money rather than maintaining standards, and/or they are not specific to the paving and hard-landscaping trades.
Manufacturer Lists:
In an attempt to ensure homeowners and other clients are less likely to be fleeced by the cowboy element, some manufacturers have established lists of vetted and approved contractors. These Approved Lists cover only certain trades and/or products, most notably block paving and decorative patio flags/slabs. They do not cover PIC, tarmac, sett-laying, general landscaping or many of the other types of paving.
Some manufacturers maintain lists as a gesture of goodwill, and so tend not to offer any warranty or express any recommendation - they are simply passing on the name and contact details of contractors that are regular buyers of their products. Other manufacturers run schemes that require payment to join and usually (but not always) involve some form of vetting.
The value of these Approved Lists is more fully examined on a separate page. Click here to access the Approved Contractors page.

3) Blind Choice
This refers to selecting possible contractors that you have little or no direct knowledge of. Contractors can usually be found in the Yellow Pages or the Thomson Local telephone directories under 'Paving' or 'Landscaping'. Be aware that some companies are paving specialists, some companies are plantsmen, and some companies do both.

The advertising cost for these publications does tend to sort the wheat from the chaff. The small, one-man-bands and the fly-by-night cowboys are not likely to pay hundreds of pounds for advertising, but then, some see it as a small investment that enables them to get their foot in your doorway and their talons into your chequebook.
Be wary of contractors who have only a mobile phone number, and no address. Be especially wary of anyone 'cold calling' - good contractors do not need to cold call to generate work.
If you see a drive being installed, and it appears to be quality work, ask the 'ganger', or one of the other workers, for a business card or similar - they should be more than happy to oblige.
If you have seen some paving locally that you particularly admire, the resident will probably be pleased to pass on a business card or telephone number for the company who did the work.

Look for membership of recognised bodies, such as FMB (Federation of Master Builders), or GMC (Guild of Master Craftsmen). Try to find a well established firm, not one that has sprung-up over the last 12 months, and look for guarantees. Most firms do not charge for quotations or for general advice. FMB GMC

Obtaining Estimates or Quotations
We always advise clients to obtain at least 3 estimates for the paving work. The cheapest price may not be the best of jobs, while a top price is no guarantee of quality. Prices vary significantly between contractors. If a paving company is employing tradesmen, the wage bill, and therefore the cost to the client, will be higher than a company who employ only labourers and young lads.
Ascertain whether the person you are dealing with is the Contractor. Some companies use professional sales people to 'sell' their paving, usually on a commission basis. Other companies don't actually do the work themselves, but sub-contract to other gangs. Most firms undertake a brief survey of the job, checking access, quantities, layout, etc., before submitting a price. Some firms will give you a price 'on the spot', whilst others will send you a price through the post, once they've done all the calculations.
It is best to ensure that each contractor is quoting for the same work. Draw up a specification, and ask each firm to tender for the works on the basis of that specification, and to make separate costings for any optional or extra items they consider might be required, such as extra drainage gullies or decorative kerbs. You can find written specifications for the most common types of paving and drainage on the Specifications page.

Insist on written quotations or estimates, with the specification that the contractor will use written into the document as part of the price. Some contractors may prefer to submit 'estimates' rather than 'quotations' - as long as the specification and quantities are stated as part of the price, there should be no problem.
Estimates and quotations seem to be interchangeable within the residential construction market - estimates often come in 'on budget' whilst quotations may suddenly sprout extra costs not anticipated at the time of pricing the work. Make sure that any price you get, whether quotation or estimate, makes clear exactly what quantities of which materials the contractor will provide for the price stated, and which items or optional extras, if any, may incur additional charges.

Check that the price stated by the contractor includes VAT - this can come as a shock if the price you have been given is suddenly upped by 17.5%.
Ask each contractor to supply you with a minimum of 3 addresses where they have installed the same, or very similar, paving to your chosen type. You should view their actual work rather than look at photographs that may or may not be their own work, and preferably speak to their previous clients. After all, if you were spending £3,000 or £5,000 on a car, you would want to take it for a test run before committing yourself...so spend a Sunday driving around and noseying at other drives and make sure you are happy with the contractors and the paving type you have selected. It is far better to choose your paving type from real life examples rather than from dog-eared photos or professional advertising shots.

Choosing Which Contractor
The estimates and quotations have arrived. How do you choose which contractor to award the work to? The first consideration is usually 'price'.
As a general rule, most prices for straightforward paving jobs should fall in a ± 15% range. For instance, a project with a cost of £2,000 may generate estimates from contractors in the £1,700 - £2,300 range. Be wary of very low or very high prices, the low prices indicate that corners will have to be cut for the contractor to make a wage, and some contractors will deliberately submit artificially high prices for work they are not really interested in. View 'special discounts' with a cautious eye.
The quality of the materials used will also have a large impact on the price. For example, we expect to pay £7-8 +VAT for top quality concrete paving blocks. There are similar blocks available at half that price, but they are of a poor quality, using softer concretes and inferior dyes. If you did not ask for a specified pavior, you run the risk of the contractor supplying cheaper, sub-standard materials.
What are the terms and conditions of the price submitted by the contractor? Are they fully insured? (minimum £1 million Public Liability in the name of the business) Do they demand a deposit?(Be careful!! Get a written receipt) What are the guarantees they offer? Verbal guarantees are but breath on the wind. Insist on a written guarantee. When and how do they expect to be paid? What maintenance service do they offer? Can you withhold a retention sum until the final snagging is completed? How do they handle disputes over quality or price?
As mentioned above, you should view completed works of each contractor with a critical eye, looking for features and details that you find attractive, and noting any faults or defects that catch your eye. Try to look only at the paving, and not let your overall impression of the work be swayed by the house itself, the garden or the overall setting. Re-visit sites as often as necessary until you feel confident about your final decision.
A final quality to consider is the contractor personally. Is the contractor affable and easy to talk to, or bullish and arrogant? If you feel intimidated by a contractor, it will be much harder for you to negotiate fairly with him/her. A good contractor is eager to please, and is as keen as you are for the finished paving to look good and provide years of trouble-free service. The good contractor will keep you updated regarding the progress of the works or any problems that will require extra work that could not have been foreseen at the time of pricing - this applies especially to faulty drainage that is often undetected until the excavation commences. You should feel able to reach an amicable agreement with your contractor as to the cost of any such extra works.

Getting on with the Job
You've decided which contractor you are going to use, and you naturally want to get cracking with the job as soon as possible. Most good contractors will have a 3-8 week 'lead-time' i.e. the length of time from your ordering the works to their day of arrival. If a contractor can start on the next morning, why aren't they busy??
Ask your contractor for a proposed start date, but please bear in mind that our profession is subject to the vagaries and whims of the British climate. Allow a contractor some leeway - a week, or two at the most. Very often, once a contractor is halfway through a two week job, the client decides to extend the scope of the works, "while they're here" - the two week job grows into a 3 week job and the contractor's schedule has fallen to pieces!
Once the work has started the contractor does not normally need access to your house. DO NOT hand over the keys to your home, in order that the workmen can make a cup of tea while you're down at the shops! You didn't even know these people a few weeks ago! A good contractor will refuse to take your keys if offered - if anything was to go missing, or get broken in the house during your absence, even if it was not the fault of one of the workers, the contractor is going to be held liable.
The contractor will need access to water, and possibly electricity, for drills, mixers etc. If you have an outside tap, that will be adequate for the smallish quantities of water required. Electricity is best supplied via an extension lead from the garage or shed or, as a last resort, via a small window. If you have no outdoor tap or access to power, and you expect to be away from the property during normal working hours then inform your contractor that they will have to make their own arrangements by bringing water in drums and/or using a small generator.
DO NOT HAND OVER YOUR KEYS!!

Dealing with problems
Even the best contractors in Britain will encounter problems occasionally on some jobs. A responsible contractor will not undertake any additional work for which you will be charged, without your prior knowledge and consent. Any delay or setback should be reported to you at the earliest opportunity, and you should feel comfortable enough with your contractor to reach an agreement on how to proceed that suits you both.
Try to be fair and reasonable with the contractor - don't expect substantial unforeseen work to be undertaken at the contractor's expense. Equally, do not allow yourself to be conned by a wily contractor - stick to the specification you agreed on. If inclement weather or sudden illness forces work to a halt, ask the contractor when he expects work to resume.
Do not tolerate a stop-start operation, where the workmen arrive and do a bit of work for a day, before disappearing for two days (known in the trade as "A Hospital Job"). If you have any serious concerns about the quality or progress of the works, write them down and pass a copy on to the contractor, asking for written confirmation of what action they intend to take to alleviate or dispel your concerns. Do not allow yourself to be cajoled into paying for unwarranted extras.
What if you reach an impasse? This is where the use of independent arbitrators can be invaluable, if you are lucky enough to have access to one. Some of the Trade Associations offer an independent arbitration service and, in certain cases, we may be able to help and/or advise. In cases of sharp practice, or shoddy workmanship, your local Trading Standards office may be able to help. Ultimately, you may consider using the services of a solicitor as the only way to impress the seriousness of your concerns upon the offending contractor.
If all else fails and if you haven't yet paid for the work, then pay only for that portion of the work that you are satisfied with. Promise full payment on satisfactory completion of all the works.
And finally, a request from an ex-contractor; please don't treat the contractor or the men as underlings or minions. A good tradesman has pride and integrity and will not welcome being told how to do the job. Just because a man does not wear a suit to work, it does not mean that his work is menial. Treat the men with respect, and they will build that respect into your paving.
PS - a cup of tea when they arrive in the morning can often get them on your side.

The Key Points to remember:-

Get at least 3 estimates, and make sure they are all pricing the same job by including specification and quantities within the estimate.

Make sure that the estimates are written, not verbal, and that they are written on headed notepaper, with a land-line telephone number, an address, and a VAT registration number.

Check the Terms and Conditions, and make sure you understand them.

View previous works and speak to previous clients.

Get a proposed start date, length of job, payment schedule and a guarantee, all in writing.

Further Reading:
Dept. Transport, Environment & the Regions
Combating cowboy builders: A consultation document (1998)

Joint Contracts Tribunal (JCT) "Building contract for a homeowner/occupier"

A new development from the body responsible for drawing up the contracts most commonly used in the construction industry and approved by many national bodies. A simple, 4 page document, approved by the Plain English campaign, aimed to sort out potential difficulties before they arise.
Available from Construction Industry Publications for only £9.95 inc VAT

Approved Contractor Listings
The pros and cons of these lists are considered on the Approved Contractors page.