Ep14 - Choosing a Builder

Welcome to episode 14 of Building with Bluebird.
 
 On todays episode we will be discussing how to choose the right builder for your project.

Choosing a builder is one of the most critical decisions you'll make during your home building process. You want to ensure that you choose someone who is reliable, trustworthy, and has the necessary skills to bring your dream home to life.

In this episode, we'll discuss the factors you should consider when selecting a builder, including their experience, portfolio and references. We'll also talk about how to determine if a builder is a good fit for your personality and aligns with your values.

Transcript

[00:00:00] Speaker 2: Hi guys. Welcome back to Building with Bluebird. Today we have episode 14 and we're gonna discuss how to choose a builder. Welcome 

[00:00:12] Speaker 1: to Building with Bluebird, the Design and Renovation podcast, brought to you by Christian Case and Jeremy Thomason, directors of Bluebird Design and Build. Highlighting the dos and don'ts of renovating or building your dream home.

This podcast will give you the Insider's Guide to the home building. As well as interviewing other industry specialists, Christian and Jeremy, bring their knowledge and expertise to the table for you, the people. Now let's get into this episode, and if you enjoy, please like, share, and subscribe. Welcome, Baxt.

Episode 14. We're looking at how to choose a builder. So I guess this is a question we get Fair bit, or you see posting around the place on social media, Facebook groups. 

[00:00:54] Speaker 2: Yeah. And everyone that's going to embark upon a project is gonna be looking for a builder and preferably at the early stages. 

[00:01:02] Speaker 1: And if you've never built before and you're not in that industry, I guess, how do you actually find a builder?

Yeah. Where do you find them? You're not gonna go stand 

[00:01:09] Speaker 2: at the hardware or bu Yeah, butterfly net at a bunning 

[00:01:12] Speaker 1: store. Oh. Uh, and at the. In 2023, it is quite hard to grab a builder, I guess that isn't busy, so, yeah, that's 

[00:01:20] Speaker 2: right. A lot of guys, well, that we know at least, have got pretty much most of their year already mapped out.

[00:01:26] Speaker 1: Yeah. So we've put together some topics that. I think should be covered when you are selecting a builder, instead of just settling with one or going and speaking to a thousand different builders. I guess a few of these topics, if you can cross them off with your selected or preferred people, then it's a good way to start.

Yeah, that's right. 

[00:01:44] Speaker 2: So where do you find, yeah, how do you actually find them? So a good one is always asking friends and family for referrals. Yep. Referrals are a great way, great way to find people, whether it's a builder or or someone else, just cuz you know that they know of them, have probably worked with them before, or know someone that's worked with them, hopefully had a favorable experience.

[00:02:06] Speaker 1: Yeah. So like even if it isn't a builder, if you've got someone that you know, that's a sparky or a plumber or any. Trade, asking them if they've used a builder or they're working with someone and they can refer them. Even um, Facebook groups. I know there's a lot of community pages around. Yeah. The 

[00:02:21] Speaker 2: community pages love that stuff.

Someone will say, does anyone know a good carpenter or electrician or 

[00:02:27] Speaker 1: builder? Yeah. And I guess that's another way. It's just an easier way to find referrals 

[00:02:32] Speaker 2: and people love. Putting their person forward. Yes. 

[00:02:35] Speaker 1: And also that person's the best. Yeah. And also the good and the bad. I guess that's one thing to be wary of.

Just because someone's had a bad experience with a builder or a trade doesn't mean that's necessarily the correct. So, yeah, there 

[00:02:50] Speaker 2: are always two sides to every story. Yes. So 

[00:02:53] Speaker 1: it's 

[00:02:53] Speaker 2: maybe, maybe do some digging around. Yeah. So what happened if that was the case? 

[00:02:58] Speaker 1: I don't think there's really any other ways. I think referrals is the best way because you feel comfortable, you know, someone who's worked with '

[00:03:05] Speaker 2: em before.

Yeah. I mean, there's obviously doing a Google search and saying, but you know, if you Google Brisbane. You'll probably notice the first, I think three pages are paid ads. Yes. 

[00:03:15] Speaker 1: So, and it's quite easy to pay for ads to get you up there and pay for Google Stars and getting fake reviews. And we've seen it all in the industry, 

[00:03:24] Speaker 2: unfortunately.

But I mean, if someone is on the first couple of pages and it's a paid ad, that doesn't mean they're a bad builder. No. So 

[00:03:31] Speaker 1: probably a good builder. That's it. So I think referrals and asking around is a better way to do it because you can feel a little bit more comfortable that it's not a fake person, it's actually someone who's real and someone who's worked with 'em before.

Yeah. 

[00:03:42] Speaker 2: You can also actually go into bigger hardware stores that have a lot of builders. Yes. And just ask them who are good operators. And you're bound to get a few good leads there as well. Yeah. 

[00:03:52] Speaker 1: Hardware stores, tile supply shops, plumbing stores, most of 'em have their preferred. Also 

[00:03:57] Speaker 2: just trolling social media.

It doesn't mean that you're gonna find the right builder on social media, but you could at least find builders that do the type of projects that you are wanting to embark upon. 

[00:04:08] Speaker 1: Yeah. So that's, I guess one of the other items as well, is does your, the builder that you're looking at actually specialize in what your type of job is?

Is it a raise and build? Is it a new home? Is it a, a modern home? Is it a traditional. These things all come into play because if they've worked on them before, there's definitely gonna be some efficiencies there. And they know, especially with renovations in the old Queenslanders, there's a few little hiccups here and there.

Yeah, 

[00:04:32] Speaker 2: that's right. Or if you're doing, you know, a big free form, concrete structure, you probably don't want someone that hasn't worked with that stuff before. Yes, correct. I mean that's not to say that they can't, builders are, and you know, carpenters and tradesmen are very good at sort of planning things out and that's sort of why people or those guys love the industry because it's problem solving.

So just cuz someone hasn't done it doesn't mean they won't be able to do it and do it well. But there are, as you said, definitely efficiencies that come with having done something before and, and really understanding it. Yeah. 

[00:05:03] Speaker 1: Especially those old Queenslanders here in Brisbane. Or at least like there's some doozies with them.

Yeah. None of 'em are stray. We love. 

[00:05:09] Speaker 2: Yes. We haven't done one for a while. Actually. I want to do another one of those soon. Getting dirty 

[00:05:14] Speaker 1: in the demo 

[00:05:14] Speaker 2: stage. Yeah, well that's what pretty much all of our carpenters that have been with us for, for many years, they all came up doing raisin builds and Queenslanders and colonials and, yep.

I actually haven't done one in a while, so , we better get back in 

[00:05:27] Speaker 1: there. So in terms of other items to look for, I guess is do your values align if you. Got a builder coming out and you are speaking to them, are they aligning with what you are wanting to achieve? So is it high end finishes? Is it not paying for the cheapest trade, it's about getting quality work done?

Or are you looking for the cheapest build to just get a 

[00:05:50] Speaker 2: product over the line? Yeah, yeah. As well as the values of the actual product. I think there's the values of the process as well. Yes. So, you know, we as a business really value. Our process, particularly in the preliminary stages of making sure that everything is, is well documented, all the information is available for when we do start the design, like surveys, council searches, all that sort of stuff that you might need that will throw a banner in the works.

Later if you don't have it. So, or delay the starting detail or delay the start date, which all those things add extra upfront cost, but we value that because we know it'll make a difference and a smoother transition to actually getting on site and getting building approval and starting the build. Yes.

So. Is that the way that you've sort of, your personality works and you like to operate, and is that the way you'll approach your project then? I'd definitely say that finding a builder that, you know, aligns with those values and thinks in the same way is the way to go, rather than someone that's just like, oh yeah, we'll just, we'll get started with plans and then we'll deal with the rest of the stuff as it comes up.

[00:06:55] Speaker 1: Yeah. Rushing into a job, I guess. But 

[00:06:58] Speaker 2: I mean that's not, that is a different way to it is approach it. It's not the way we like to do it. And it's not to say it's wrong, it's just different and there's, there's too many unknowns for us to do it that way. But you know, if that's your style, then find someone a builder that thinks in the same way.

Yeah, 

[00:07:13] Speaker 1: for sure. So in terms of the rest of the project, I guess finding the other values in them in terms of honesty and being upfront also, yeah, being confident in the job because, Those are are big values that you really need to look for. If the builder's not confident and not honest from the get go and you're not aligning with that, it can cause a lot of issues down the line and putting, it's your biggest asset and you probably, your, your, um, biggest project you're ever gonna undertake or one of the bigger projects in your life.

So, You wanna be able to trust who you're working with and get along with 

[00:07:45] Speaker 2: them. Yeah. And as you touched on before, like are you gonna go to the market with your plans as the client and get three or four tenders for every trade and three or four tenders for the builder? Are you looking for that cheapest price?

If you are, then you know, choosing. The right builder is. 

[00:08:03] Speaker 1: Yeah. So there you're not valuing the builder, you're valuing the price. Yeah. 

[00:08:07] Speaker 2: So you know, if you find a builder and he uses the same trades over and over, he's got an awesome crew, 

[00:08:13] Speaker 1: but yet you wanna substitute the cheapest. Yeah. Trade try and, yeah. I guess finding that out upfront is another one.

Yeah. So that's the other, I guess another question is, do they use their own trades or are you allowed to supply trades? Where, oh, I know a lot of guys don't do it and a lot of guys do as well. I think it's a bit of a preference. We prefer not to just in the, in the way that it's not worth the issues, I guess, especially at the moment in the market with everything being so volatile and everyone's so busy.

Having people you've worked with before know that reliable, it makes the situation a lot easier. Yeah, that's right. So I guess the next one is, how many projects do it have on the go, and what's their capacity as a business? Some guys only like to have one on the go. Some companies have heaps, so hundreds.

So it depends on them, I guess, what you feel comfortable with. And their confidence of them. 

[00:09:04] Speaker 2: Yeah. Are you looking for a builder that's still on the tools every day and managing the process on site, you know, from the whole way? Or are you sort of looking for more of a bigger structured company that's got a, a shop front and office administration.

and all that sort of stuff, 

[00:09:23] Speaker 1: so yeah. And the thing is, bigger isn't always better. Like some guys, smaller operators are just as organized as these bigger crews. The bigger companies are a well-oiled machine. That's just how they work because their margins are lower. So they rely on these processes being flawless in saying all the ones that are still around.

Yeah. In saying that, in this market, having those, those items that are supposed to be flawless to rely on these lower overheads, everyone's prices have hiked up, so they're not working at the. It doesn't mean that the smaller guys don't have these processes. There's a lot of software around that's allowing for guys to get these processes in place, and I think the building industry is becoming a lot more professional in regard that regard that these bigger companies are no longer just the most organized guys anymore.

Yeah, and I guess the capacity of what they can build, how many projects can they have on the go that's comfortable that yours is not gonna go to the back, and also not signing you up and then letting your site sit there for six. We saw that last year 

[00:10:22] Speaker 2: a lot. Yeah. See a lot of that sites sort of, the signs go up and house gets demolished and then you don't see a slab down for six 

[00:10:28] Speaker 1: months.

Yeah. It was just guys obviously locking work in and or companies locking work in and I guess that's the bigger guys as well. doing those sort of things. Um, and I 

[00:10:36] Speaker 2: mean, it was pretty wild. So not, I'm not gonna say that was resolved, the builder's fault because finding, getting subbies on site was a nightmare.

So, ah, and 

[00:10:44] Speaker 1: yeah, concrete was a huge issue last year. Yeah. Still is. But yeah, making sure that you are not paying for a site just to sit there, you're signing a contract and then Yeah, waiting six months. It's not ideal you's money outta your pocket. Yeah. Especially with the interest rates at the moment. So then how.

Like they're staff. So are they using full-time staff? Have they got contract crews? So are they hiring chips and Yeah, so 

[00:11:09] Speaker 2: just with the type of work, some jobs lend themselves more to contract crews of chips. Yep. And it's generally new homes that are a bit easier to build. Not fully intricate details, but more of less architectural.

Really? Yeah. So simplistic builds. Yeah. They can use contract crews. Yep. And those guys are really efficient. They're fast. And that's because they do that stuff over and over. And it's because those houses are designed in a way to lend themselves to contract crews. 

[00:11:42] Speaker 1: Yeah. So you're just finding out how often do they work with these guys?

Yeah. And can they pencil them in and making sure that they're reliable? Yeah. But 

[00:11:48] Speaker 2: then if you're talking about a high end new build, like really architecturally finished, Or even renovations. I think you really need to make sure that those builders have got their own full-time carpenters on staff. Yeah.

So just to ensure that the quality is there. 

[00:12:04] Speaker 1: Yeah. And also there's a bit more responsibility. Yeah. Um, I guess, or either way there is responsibility back on the builder, but if it's their full-time staff and full-time chips, they're 

[00:12:13] Speaker 2: all train. The way that the builder likes them to run. Yeah. And 

[00:12:16] Speaker 1: they know exactly what the companies ex, what expects from them.

Yeah. So, yeah, it's, it's a bit of a, a balancing act depending on the project. Yeah. 

[00:12:25] Speaker 2: And then it doesn't matter what size building company you're gonna use, if it's a, a builder that's still on the tools every day or a bigger, bigger company. You really want to know how they're gonna manage their administration work, because that is probably every bit as important.

Them running a building business. 

[00:12:41] Speaker 1: I think it's probably more important because it's your set of rules and your guidelines. Yeah. If you don't adhere to these rules and guidelines and don't understand your contracts, You can really come unstuck. Yeah. You can breach them your contracts multiple times without even realizing it.

Yeah. Yeah. So having those contract admin people in place, or at least someone who's proficient at it, I think is very, um, vital for both parties involved. Yeah. And just. 

[00:13:04] Speaker 2: Like things like, you know when a client will come and have a site meeting if they decide they wanna make a variation, is the builder or the contracts administrator in that scenario, are they issuing the variation quickly after the request to make sure that it's signed off before the work begins?

Yeah. And 

[00:13:22] Speaker 1: you're not penalized from the guys having to. builder having to move forward. Yeah. Yeah. And then having to go back. Yeah. Whereas if they've got the correct processes in place, they can get that variation before. 

[00:13:33] Speaker 2: Yeah. I mean, you don't want to Definitely as the home, well builder, end homeowner, you don't want to have to be receiving variations.

Like let's say you've moved a door or a wall at framing stage, you don't wanna be then. Receiving variations when you're doing the final external concreting and stuff like that, like months later. Yes. And you get a big shock because you've got three or four variations that you haven't seen before, and now you've gotta come up with that extra 

[00:13:56] Speaker 1: money.

Yes. So yeah, having that correct office background or involvement definitely helps. The next one is, do they have their insurances in. That's probably a big one as well. In terms of whose insurance covers what, like a big one, I guess is if you move out, who takes over the insurance of the house, if it burns down.

So normally the builders will, but you'd need to definitely check those sort of items and also what are they insured up to a certain value. 

[00:14:24] Speaker 2: Yeah. And that also is. All within the building contract 

[00:14:27] Speaker 1: too. Yes. So, well, depending on what contract you use. Yeah. So that leads in, I guess, to the next one is what building contract use.

[00:14:34] Speaker 2: Yeah. So that is definitely something you should be, if you've decided, you know, one or two builders you're hoping to proceed with and work with through to. Through the pricing and and all that sort of stuff for the prelims, what contract do they use? Ask them upfront. Yeah, because you don't wanna get everything signed off and say, oh, yep, we're happy with the quote, the scope, the price.

We want to use this builder and then find out that the contract that they use you don't want to use. Yeah. Because that will probably send the deal south and it won't proceed. So get that question outta the way. Get a blank copy of the contract and actually read it like it's Yeah. Or get, 

[00:15:11] Speaker 1: get legal advice.

Um, 

[00:15:12] Speaker 2: yeah, get legal advice if you're not competent at reading a contract. I mean, the contract we use is master builders. Yep. Very easy to read and understand, even if you're not in the building industry. 

[00:15:22] Speaker 1: Yeah. They're, they're extremely simple. It's. Just a set of rules that Yeah. But in saying that, a lot of, there is a lot of contracts out there that are very vague.

Yeah. Whereas the one we've used, we find to be pretty, pretty good and Yeah, quite 

[00:15:36] Speaker 2: straightforward. Yeah. You have to read it like the amount of people that just try to sign a contract without reading the terms and condit, 

[00:15:42] Speaker 1: well, they do. They sign a contract and then they're like, oh, I didn't know how to do this.

And it's like, well, it's all right there in front of you, even if you've read through the contract with them. Yeah. It's still, I guess, doesn't sink in Sometimes. 

[00:15:52] Speaker 2: It doesn't take long to. Contract from front to back, maybe 20 

minutes. 

[00:15:56] Speaker 1: Yeah. And then, yeah, there's, yeah, it's actually quite easy to use. Yeah. So yeah, understanding what contracts they use, and that way if you know exactly upfront what contracts they're gonna use, you can get ahead of the game in terms of reading it, going over it.

And then when it's time to sign or choose a builder, you already know what's happening. Yeah. I guess the next one comes down to, and this is a funny one, I guess, is referrals. We get a lot of people asking to 

[00:16:21] Speaker 2: look through a client's house. 

[00:16:23] Speaker 1: Yes. Once it's finished , and I'm like, I feel I get it, and I understand why you.

But as a homeowner, I wouldn't want someone walking through my house. Like I've got two kids and the house is always just destroyed, like no matter what you do, but it's your personal space. So, yeah. 

[00:16:42] Speaker 2: So we don't, we don't ever really ask our previous clients to, no, we value privacy, our clients, Walk through.

It's just something we, we don't want to do. And you know, if you sign up with us and you'll build with us, we won't be coming to you after the build and saying, can we have someone walk through your finished 

[00:16:57] Speaker 1: home? Yeah. And I, we've had, uh, homeowners that are happy to do it. Yeah. But by the time you go back and forth and try to rearrange a time and then someone can't make it, and then they want to go another time, you've got.

Two different parties you've gotta organize along with your time to try and get them in there. And I just feel like it causes a headache for the homeowner. Yeah. And then also a lot of the time they wanna present it well and they want to do justice, so that sitting there cleaning it and putting additional stress on and yeah.

I just, I feel bad as a check 

[00:17:26] Speaker 2: out the photos on our website. Yeah. 

[00:17:27] Speaker 1: Or yeah, just ask for a pack. 

[00:17:30] Speaker 2: I think a more important one than seeing a finished job is actually visiting an active construction site. Which we're always happy to facilitate cuz you can just see that stuff is happening on site. You can see is the site a mess?

Is it kept clean and tidy? It's well presented. Yeah. Even 

[00:17:46] Speaker 1: though it's a construction 

[00:17:47] Speaker 2: site, have they got their storage all sort of neatly stacked and in 

[00:17:50] Speaker 1: order? Yeah, there's not. Coke cans and beer cans in the walls. Yeah, that's sort of one 

[00:17:54] Speaker 2: I think is more important when you're trying to work out how Builder operates, is actually visiting an active site.

And that's something we would be, if we progress with you, happy to facilitate when supervised. 

[00:18:05] Speaker 1: Yeah, and I think most builders do it as well, cuz it's a lot easier. Yeah. Um, to do instead of, yeah, chasing previous clients and trying to arrange it. They're actually on site most days, so it's easy for them to come have a meeting.

You can actually meet some of their staff then is a good way to do it as well. Yeah, so not only visit the site, see the builder, but you can actually see some of their subies or anyone on site. And then also just ask for referrals from 'em. Like nice builders have got referrals. Written, 

[00:18:30] Speaker 2: yeah. Hap, and they've already got them written from previous clients or really outgoing clients.

Might be happy to field a phone call or Yeah, have an email. 

[00:18:38] Speaker 1: Yes. Or yeah, even an email, like there's no issues with that. I guess it's just about giving out previous clients details is a bit of a privacy issue, I guess. So I just don't feel comfortable doing it because Yeah, I wouldn't want someone calling me constantly.

Especially if they get a bit carried away during the bill and they're like, oh, can I call you for advice? And there's poor homeowners just like trying to get on stuck in the middle. Yeah. So I guess, yeah, just looking at it. And then also their online presence as well on their website. I guess if they've, they're presenting themselves.

Well, that means normally they're organized and they actually care. Yeah. They're not just some person that. Old school or there's nothing wrong with old school, but at least they're showcasing their products and takes some pride in their work. So having that well presented images put forward definitely, I think paints a good picture about a builder.

Then we've got what contract? Well, we've already tackled contracts, but do they have software in place? 

[00:19:32] Speaker 2: Yeah, so a lot of builders now are, there's so many different softwares out there. Allow them to have the project management software of a bigger company. So they are not without their expense, but they're in our opinion in, yeah, quite valuable.

We have a few, but do they have a software that you, as the client can log into, see general sort of the schedule, progress, updates, photos? Document storage. So you know, you can upload all your contracts, contracts, all your variations, so you can just have that one sort of source of truth for where everything is stored in relation to the job.

[00:20:05] Speaker 1: It's also great with, um, if you've got variations in place, actually tracking where your price of your builders sitting. Yeah, a lot of people get shocked or they're PC and PS items in a build. They just don't keep track of them, no matter how much you send to them. Sometimes I guess they just don't keep track of it and they get a bill and they're just like, oh, what's this for?

Yeah. And they've forgotten that they've signed this variation, so it happens a fair bit. But having that software in place, then you can actually track it helps you, you can see what you've paid as well. Yeah. And also gives you a form of contact. We upload photos of fair bits so they can see what works are happening on site, and then they can also pick up, oh yeah.

I'd put a PowerPoint there, but maybe I wanna, I wanna shift it so these softwares allow for all for you to access it. It's also great when, as from our side that we don't have clients calling us at eight, nine o'clock at night asking for a document. It's all there. 

[00:20:55] Speaker 2: Yeah. Well, I won't answer if they call me at eight o'clock at night.

I know you're pretty 

[00:20:59] Speaker 1: bad with your phone, but No, 

[00:21:01] Speaker 2: that's, that's family time. Don't ring your builder at eight 

[00:21:03] Speaker 1: o'clock at night. But yeah, so having these softwares in. Is, uh, a great way to just have all your information in one place. And the thing is, the access to it these days is outta control. Yeah. It used to be a very commercial product, but now it's, it's widely available to everybody.

So following a lot of those, using a lot of those questions towards your builder should hopefully give you some confidence in selecting someone. Yeah. And sort 

[00:21:26] Speaker 2: of, I, I would always recommend interviewing at least a couple, like two, maybe three. 

[00:21:31] Speaker 1: Three is probably, uh, three is a magic 

[00:21:33] Speaker 2: number. Yeah. Well, I mean, you might, you might have to do more if you don't find someone you're comfortable with.

But if you're at, if you're 

[00:21:39] Speaker 1: at 10 builders Yeah. Uh, then there's, I don't think it's a builders 

[00:21:44] Speaker 2: issue. No, no. But you know, between, if you go and interview three builders, you're probably gonna find one that you gel with. Yes. Um, and you align with. And if you follow those steps, you should find someone that you're gonna be able to have a really good working relationship with and have a really good outcome.

Yeah. I think that's it for today. That's it. Thank you very much. Thanks for listening. 

[00:22:05] Speaker 1: All right, folks. Thanks for listening to Building a Bluebird. We hope you got some great information outta today's episode. If there are any questions or topics you want us to cover, or even if you want to be a guest on the podcast, please reach out via Instagram, which is bluebird underscored db, or head to our website, www.bluebirddb.com.

Do au and contact us through there. Make sure you also like, share and subscribe so you don't miss out. Any exciting future episodes. All the information that has been discussed during this podcast is purely based off our own personal experiences and those experiences of our guests. The information, advice and opinions presented are for general information only, and any reliance on the information provided is done at your own risk.

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