Managing the work on site

Once work starts, your job changes from planning to watching and deciding. Good management keeps the project on time, on budget and safe.

By the end, you will be able to track progress, check quality and pay fairly. You will also know how to handle changes and problems calmly.

Agree a schedule and follow it

A schedule, sometimes called a programme, shows each stage of work and when it should happen. Ask your builder for one before work starts.

Check it every week. If work falls behind, ask why and how they will catch up. Small delays early can grow into long delays later.

Plan for things outside anyone's control, such as weather and late deliveries. Leave some extra time before any date that really matters to you.

Visit the site and check quality

Visit regularly, or ask someone you trust to visit for you. Take dated photos at each stage, especially before walls and floors are closed.

Look for simple warning signs: cracks, walls that are not straight, damp patches, or materials different from your specification. Ask questions politely and early. It is easier to fix a problem today than after the next stage covers it.

If you are not an expert, pay a surveyor, engineer or project manager to inspect the key stages. If you need someone to check work for you, you can request a service or quote.

Pay in stages, not in advance

Link each payment to finished work, not to dates. For example, you might pay after the foundations are complete and checked. This is often called a stage payment or milestone payment.

Avoid paying large amounts upfront. A small deposit for materials may be normal, but large advance payments put your money at risk.

Some owners keep back a small part of each payment until the end. This is called retention, and it encourages the builder to fix any defects. Agree this in the contract before work starts.

Handle changes and problems

Changes during building are common, but they cost time and money. Before you agree any change, ask for its price and how it affects the finish date.

Put every change in writing, even as a short message. Both you and the builder should agree it before the work is done. Unrecorded changes are a common cause of disputes at the end.

If something goes wrong, raise it straight away and in writing. Ask what the builder proposes to do and by when. Keep records of all messages, photos and payments.

If you cannot agree, get advice from an independent surveyor or a local lawyer. Do this before you stop payments or end the contract.

Keep the site safe

Building sites are dangerous places. Workers need safe ladders, scaffolding, protective clothing and safe electrics. Children and visitors should be kept out.

Safety rules are different in every country. Ask your builder how they follow local safety rules and what insurance covers accidents. Make sure the site is secure at night.

Common mistakes

• Paying for work before it is done. Link every payment to finished and checked work.
• Agreeing changes by word of mouth. Confirm the price and time of every change in writing.
• Visiting the site too rarely. Check regularly and take dated photos before work is covered.

Key points

• A clear schedule and regular visits help you spot delays and poor work early.
• Pay in stages linked to finished work, never large sums in advance.
• Agree every change in writing, including its cost and its effect on time.