So after months and months of looking you've finally found you're dream home. The area's great, you're paying a reasonable price, the survey's shown up a few problems but nothing too serious. There's some modernising required but you don't mind because it's your chance to be creative, put your own stamp on the property, and no doubt add value to your huge investment (at least that's what your estate agent told you).

So who said buying a property was stressful? It's a breeze right?

Wrong…if there's work to be done then the stressful bit begins after completion and once the keys are in your hand.

FACT: Current statistics reveal that builders rip off 1 in 5 homeowners. So how do you make sure that you're one of the 80% that doesn't get taken for a ride?

The first thing that you can do is become aware of what to look out for. Here are some tricks and cons used by dodgy tradesmen:

Cash Discounts for Materials
Beware of discount materials as they often turn out to be end of a batch or even free samples.

Trade Certifications
Many trade certifications only require a payment, not qualifications, for membership and so are virtually meaningless. Nevertheless some trade certifications are good indicators of professionalism but be sure to check that the membership has not expired or, worse, that the tradesman has been struck off.

Discounted Heating Systems
Never accept discounted heating systems. A large batch of 1970s copper was faulty and is full of pinholes and is being sold on the cheap to dodgy builders and plumbers to this day. Make sure you buy new and pay the right price to avoid getting ripped off.

Planning Permission
Most exterior building work requires permission from the local authority (even for something as simple as replacing windows) and failure to obtain these permits or to arrange regulatory inspections can be illegal. For this reason be very wary of builders who say that they will "sort the local authority out", or at least make sure they know what they are talking about. A dodgy builder will quite happily take on work without the necessary consents, but when the sale of your property falls through because the buyer's survey revealed that your fantastic extension fails to comply with local planning or building regulations, and needs to be pulled down, the builder will be long gone.

Reclaimed Timber
It might sound nice and go well with your period property but where did that timber come from and why was it pulled out in the first place? It could very well be down to dry rot. Always check the source of reclaimed materials and if necessary make sure they are treated with fungal spray before they are used.

Watch out for the following:

• Tradesmen that knock on your door telling you that they've spotted some emergency work that needs doing to your property § Tradesmen that offer you discounts for finding other customers
• Tradesmen that just happen to have materials left over from their last job
• Tradesmen that only accept cash payments
• Tradesmen that aren't listed in the telephone directory
• Tradesmen that offer exceptionally long guarantees
• Tradesmen that ask you to pay up-front

A good tradesman is someone you can trust to give good advice about products, explain procedures and, most importantly, deliver solid results on time and in budget. Here are some simple tips on how to find the right person for the job:

Word of Mouth
The best way to find a good tradesman is, undoubtedly, word of mouth. Talk to friends, relatives, colleagues at work, even neighbours. Word of mouth is the best reference in any business. When did you ever find a fantastic restaurant in the local telephone directory? Answer: you didn't. You heard about it from a friend.

Written Quotations - Not Estimates
Get written quotations instead of estimates as an estimate is just that…an estimate and nothing more.

Get the Price Right
Get quotations from at least four tradesmen and be clear about exactly what needs doing beforehand. Make sure that you ask each tradesman the same questions so that it will be easier to compare quotes.

References
Ask for references and to see examples of previous work. Don't be shy about this - a good tradesman will be proud of his work and only too happy to show it off. Similarly, anyone who has used a good tradesman should be more than happy to give a good reference, as they should be happy with the work that has been done, but do be aware of the possibility of backhanders.

The cheapest isn't necessarily the best choice
Quotations can vary widely and the most obvious choice would be to go with the lowest, but be careful. The tradesman who comes out much cheaper may be facing financial difficulties, or might not carry the necessary liability insurance, workers' compensation insurance or bonding. Ask for copies of the insurance certificates to verify coverage.

Get it in Writing
Once you have chosen a tradesman, negotiate a written contract that details the proposed work, cost, completion date and payment schedule. Stay away from verbal contracts, read the small print and remember, misunderstandings are the most common cause of contract disputes so make sure everything is clear.

"When Can They Finish?" not "When Can They Start?"
Make sure the tradesman isn't over committed. Often a tradesman will let the jobs pile up for fear of work drying up or, even worse, losing work to a rival. You might be happy to hear that they can start work tomorrow, but what you don't know is that they have four or five other jobs on, and that three day job is now a three week one. Make sure you find out how many jobs he or she is working on, and whether he or she can stick to your schedule.

Materials
Ask for a list of materials and products, so that you know exactly what's going into your project. Finally, remember that despite getting a bad press, a lot of workmen are hardworking and honest. If they do a good job - tell them, recommend them to your friends, and buy them a bottle of booze (or something appropriate!) for their good work. That way, if you need to use them again, they'll want to do an even better job!

© Ben Priechenfried, 2002