Cowboy Builders - Protecting The Client

We've had quite a bit of debate on Linkedin regarding Cowboy Builders and what Architects and the industry can do to protect the Client.

What's your thoughts? Should we as architects be responsible for site inspection on EVERY project that goes through the warrant process?

Of course its extra money for our Clients but surely great peace of mind.

Please comment below.

The Importance Of Site Inspections

Today, I've returned from a property where the home owner has for several years entered lengthy debate with an Architect, Builder, Engineer and Surveyor regarding the ingress of water into her property.

I cannot go into specifics but wanted to state that the professionals and the builder all attempted to prevent water from entering the cavity of the house and thus eliminating the potential for the water ingress above her window specifically.

We on the other hand confirmed that the root of the problem was poor water proofing detailing above the window lintel and that regardless of trying to stop water entering the cavity that the priority needed to be to repair the defective detailing above the window thereby eliminating any chance of ingress should water still make it into the cavity.

Now you would think that is common sense but unfortunately there are many professionals out there who think that they know what they are doing 'because they've done it that way for the last 25 years!' whereas infact a good and professional architect who is working with everchanging planning policies and warrant regulations is at the 'coal face' and can very quickly guide all of the design team and contractor on the correct way to do things, particularly where changes occur in what is commonly understood to be 'best practice'.

I will leave you with a thought. If you were doing a self build and spending approx £150,000 - £200,000 please make sure your architect has the construction knowledge, detailing experience and ability to properly inspect a project on site. I know we do...

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Update on Strathaven Self Build

Following my recent visit to the site in Strathaven South Lanarkshire we have posted today some pictures of the foundations and underbuild. Great progress made by the contractor in only a week.

As Part of our service we are certifying the build which means that we will visit the site on say 9 -10 occasions to inspect the built at the key stages of construction.

Particulalry where self build is concerned this is necessary for funding purposes. As most people borrow money from the bank or building society these organisations will look for an Architects to inspect the build and provide certifcations. Architect's carry Professional Indemnity Insurance which can be called on should the Client require to challenge the policy.

However at block architects we are very knowledgable in self build and consider that you will receive a fantastic service. Click here for our self build video tips.

Architects on Site with Another Self Build

I have just returned today from a site in Strathaven, South Lanarkshire where we are assisting a Client with the site inspection of a Self Build Property.

The Client is a farming family and we have recently negotiated the project through planning, building control and SEPA. Frought with difficulties from the start it was with pleasure that we visited site today with Ian Lindsey Builder to inspect the trench dig.

Some of the issues associated with the build were:-

• Green Belt Land requiring a lengthy planning process and Section 75 agreement


• SAC Report required assessing the justification of an additional dwelling with the farm


• SEPA approval requires for Bio Disc discharge


• Upgrade of thermal insulation of the house to comply with PAN guidelines.

If you are currently considering a self build in a rural environment please contact us early to receive professional information. You can find more on the self build process at our web page.

Completion Certificate Reinvestigated

Every week we are now asked by prospective clients to assist them with the sale of their properties by preparing drawings in retrospect.

On this basis I would like to bring to your attention the following scenarios and highlight the simple mistakes made by the prospects.

Attic Conversion to Storage Room - This particular enquiry came when a Prospect advised that they did some time ago convert their attic into a Storage Room. Our understanding is that they contacted the local Planning Department who told them that they did not require planning permission for an attic conversion. This of course is absolutley correct and the Client proceeded as informed by the local Planning Department, however when it came to selling the property they were then advised that a Building Warrant Application was required. PLEASE remember everyone that the Planning Department and Building Control Departments are both different in their role, performance and function and that it is not the Planning Department's responsibility to advise on whether or not a Building Warrant is required. Also, it is not appropriate to take your builder's advise on these matters. You should seek professional advice from a professional Architect who can inform you of the steps that you are require to take to ensure that the works you are undertaken are done legally with the proper consents in place.

Attic Conversion to Useable Bedroom in retrospect - At block architects we try as much as possible to avoid thse projects. Quite simply we find that many Clients embark on this process but do not take professional advise regarding the strengthening of roof timbers or proper specification of wall and roof insulations. On the few occasions that we have agreed to take on these projects it's with the Prospect's express understanding that they may have to and are willing to strip out all of the works completed and to start from scratch. Again Seek professional advice! In the end up you could spend DOUBLE your budget just to correct or undo works that have not been done to the Council's satisfaction. We are finding more an more that Certficates of Comfort are not being issued. It is the Council's view that you need to get your projects up to scratch!

Garage Conversion to Useable Room - This is a favourite one of mine because its the easiest to get right which means that its the easiest to get wrong also. We recently had a Client's builder call to suggest that he was going to send us a drawing and tell us how to do a drawing based on a garage conversion that he did in the past which of course was of little likeness to the Garage we were now trying to convert. On this basis we need to remind the Builder that it is our responsibility to provide a set of drawing which comply with the current building Standards. Its the Builder's responsibility to follow this and not make it up as he goes along.

Building Warrant or Not?

I have returned last night from another client who was directed by a solicitor in the purchase of the flat. As it turns out the flat does not appear to have a building warrant and as such I have been asked to anticipate what is involved to get a Certificate of Comfort.

A Certificate of Comfort would allow the sale of the property but does not strictly mean that the works are in full accordance with the building control regulations.

The moral of the story here is that any development or property alterations should have the appropriate paperwork in place. This client bought the property 11 years so you can tell how time catches up with you.

Please make sure that all of your paperwork is in place.

Architect’s Certification or Not?

Many Client’s don’t understand that when undertaking a self build that the Certification of the build by the Architect is an important and often mandatory Funding Requirement, but what are the implications of not obtaining an Architect’s Certificate when the Client is self funding?

The Certification process involves Architect’s site inspection at key stages of the build thus ensuring for the Funder (typically the Bank) that the build is true to the Planning and Warrant Approvals and in keeping with good building practice. Obviously the Architect’s Professional Indemnity Insurance would be called in should a problem occur with the house but the insurance would only pay out when it is proven that the Architect acted out with his means in signing off the stage.

When the Client is self funding the build then it’s quite common that they will avoid Architectural Certification and this may be ok in the short term until such times as the house is offered up to the market for sale. The purchaser’s solicitor would typically ask for the Architect’s Certificate on a self build and if the Vendor cannot provide this then it is extremely unlikely that the Purchaser’s Solicitor and Funder would accept the house.

In my opinion the Certification of the house is a small price to pay for piece of mind especially after such a huge investment.

Certification of the house can vary between £1500 - £2500 depending on the size of the house.