For landowners and property developers, the right contractor can make or break a small residential scheme. Here is what to look for and what to prepare.
What counts as a small development?
Typically one to ten or so homes: infill plots, conversions of larger houses into flats, small cul-de-sacs or a pair of detached homes. These schemes need the discipline of a bigger project but with tighter margins.
What to expect from your contractor
- Feasibility advice: early input on buildability, costs and programme
- A detailed tender based on drawings and specification
- A realistic programme with milestones
- Cost control: regular cost reports and a clear process for variations
- Management of subcontractors and suppliers
- Quality and building control inspections
- Health and safety leadership: site safety and welfare
- Handover: snagging, certificates, warranty documents and O&M manuals
Planning and technical issues to raise early
- Planning conditions: many consents have pre-commencement conditions that must be discharged before work begins
- Drainage: sustainable drainage rules apply to most new developments in Wales, and similar surface water requirements apply in England. Ask early about approvals
- River phosphates: in certain catchments in Wales, including parts of south-east Wales, phosphate guidance can delay housing approvals; check the position with the local authority
- Ecology and biodiversity requirements
- Utilities: connection costs and lead times
- Highways and access
- Section 106 or community infrastructure contributions
Warranties and mortgages
Buyers and lenders usually require a new-build warranty or equivalent building control certification. Agree early which scheme you will use and what inspections it requires.
Cost and funding
Appraise the scheme with realistic build costs; see our cost to build a house guide. Allow for finance costs, professional fees, contingency and sales or letting costs. Keep a detailed budget and review it monthly.
Construction law basics for clients
Developers are "clients" under the Construction (Design and Management) Regulations 2015 and must appoint a principal designer and principal contractor where more than one contractor is involved. Your contractor should explain how duties are allocated.
Choosing a contractor
- Ask for similar completed schemes and references
- Check insurance and financial standing
- Compare tenders like for like; see how to compare builder quotes
- Agree a written contract and payment stages; see builder contracts
- Consider independent project management
New build developments with Abron Contracting
Abron Contracting works with private developers and property owners on new build developments, backed by over 15 years of experience and supported by project and site management. To discuss a scheme, contact us or call 01633379170.
Frequently asked questions
What should a developer look for in a contractor?
Relevant experience, financial stability, insurance, references, clear pricing and good communication.
Do small developments need warranties?
Buyers and lenders usually require a new-build warranty or equivalent building control certification.
What is a pre-commencement condition?
A planning condition that must be discharged (approved) before building work can start.
How are new-build contractors paid?
Commonly by monthly valuation or stage payments, with a retention held until defects are resolved.
Can a contractor help with feasibility?
Often yes. Early advice on costs and buildability can save significant money.
