Architect/Building surveyor/Project Manager - advice please

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 hms 01 Jun 2017
Since starting climbing a decade ago, maintenance on our house has somewhat slipped because generally when the weather's nice I've had better things to do. This now means that we have a long list of jobs, but also some enhancements. It's things like replacing an RSJ, redesigning a conservatory, adding some external insulation, replacing rotten woodwork.

What I want to find is someone who can manage the process: discuss what we think needs doing and use their knowledge to advise, write up the work formally, tender (probably different companies involved due to the spread of skills) and then site manage & co-ordinate on our behalf.

Who should I be looking for? When I've tried some tentative searches I have only found companies who do this for big commercial contracts rather than domestic, or people who are actually working for a single building firm whereas we want someone who we employ.

Location is NW Bristol just in case anyone has local recommendations!
 mrteale 01 Jun 2017
In reply to hms:

I'd go for a good independent building surveyor who has the experience to match. Unfortunately I don't know any in your area but good building surveyors will likely know decent local tradesmen who can carry out the work as well as making sure the detailing is done the correct way meaning you wont get further defects down the line. Your best bet is just to search for some local surveyors online and look out for the MRICS or FRICS qualification, have a chat and find out if this is the sort of work they can do. I know a building surveyor up in Sheffield who specialises in just this sort of work so there's bound to be a few around Bristol!
 Bitsofdeadtree 04 Jun 2017
In reply to hms:

At the end of the day, it really all comes down to budget. I could come and survey your house and find a thousand things that needed fixing in an ideal world, but as we know, this is far from an ideal world!

People who want to improve there properties normally fall into 2 groups, and are doing it either for nesesity or for profit.

If doing it for profit because you want to sell the house or sell it in the near future then it's really all about the maths.

However, if you plan on staying in the house for a while, or want to do it just because you want to improve it, then ask yourself what sort of money you want to spend and then see what jobs you can get done for the money. A project manager will eat a large proportion of a budget on a small size contract, something a good local tradesman wold be able to help you with advising what's possible for your budget.

I'd happily advise you if you wanted an idea of how far your money would go? And advise on the importance of certain jobs over others?
 doz 06 Jun 2017
In reply to hms:

a builder maybe?
 Fraser 06 Jun 2017
In reply to hms:

Sounds as if you're looking for someone who can do the following:
- design
- specify
- supervise & organise

None of the occupations you list would do all 3 properly. So you either need to compromise on what you want them to do or employ more than one such person.

If you want 'design' as in architectural design, then you're best going with an architect and then a project manager. The former won't do supervision on site. Or if they do, you'll pay an additional fee for it, and you'd be better off getting someone cheaper to do that side of things. If you just want a few bog standard things done, regular replacements/upgrades etc, then a surveyor could do the specifying and supervision. A PM will do specifying and supervision, but won't be great on the design front.

Just going to a builder will, in my opinion, limit your options as they tell you only the stuff they can do so they can keep your money all in their remit. They also are more prone to let things slip slightly, as they know making a 100% perfect job will eat into their profit.

To summarise: jack of all trades = master of none.

Good luck.
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 Y Gribin 07 Jun 2017
In reply to hms:

I can recommend a Gloucestershire surveyor who advised on my old house. I suspect they'd travel to Bristol. Just send me an email if you want details.
OP hms 07 Jun 2017
In reply to hms:

thanks for all the replies. I specifically do not want just a builder - we had an extension a few years ago and the building firm messed us around something rotten, made fundamental planning errors (not a good idea to fit all the flooring before you've laid the pipes or cabling), let the timescale slip by many months and never did address the snagging.

I also have no interest in improvements specifically to raise the value of the property. This is my home, I've lived in it for 20+ years and intend to live in it for a fair few more. So the work is for my benefit.

I'm not asking someone to go round and give me a list of everything he thinks should be done. I have the list, just it needs some discussion and formalising. If he spots something fundamental that we don't know about to add to that list then I'll happily listen to his expertise.

Given the very small design side, sounds like a surveyor who also then does project management would be my best bet
 Fraser 07 Jun 2017
In reply to hms:

From what you've said above, I think you're right. I'd get a surveyor in and have it documented what you want from their service, including inspection. Be aware however that 'supervision' is a different matter as it transfers some degree of liability to them as warranting the works done in accordance with the contract documents (ie. drawings and specifications)

Whoever you choose, make sure they have a good construction knowledge and can organised assorted parties, including themselves. My tip to you as home owner is to get each document the builder is contracted to work to uniquely numbered or otherwise referenced and each time that document is changed, update the revision code on it. Keep on top of things from the outset, don't procrastinate or work on trust. And keep proper records of everything, including written follow-ups or verbal agreements and discussions. Also, get costs of changes agreed prior to instructing them. Any change decided should be agreed to by the builder, don't just expect them to execute changes on the nod of a head.

You'll no doubt get stung somewhere along the line, but being organised will hopefully keep the cost of such events to a minimum.

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