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CAN YOU AFFORD NOT TO SELECT AN MBA MEMBER?
Whether you are considering building a dream home, a small addition/alteration to your
home or business premises, it is normally the biggest investment of a lifetime. If you are
a home or holiday cottage owner, maintaining your building is a major expense. The
pitfalls of carrying out building or maintenance cheaply can be
costly. Wastage incorrect construction and the use of expensive building material by inexperienced
contractors could cost you dearly. Remember you get what you pay for!
REMEMBER YOU GET WHAT YOU PAY FOR!
How does one go about selecting a reputable building, painting, roofing, tiling
contractor or plumber, electrician, cabinet maker to suit your needs and budget?
Contact the local East Cape MBA
Port Elizabeth - Geoff Andrews tel. 041 - 365 1835
East London - Simon Boucher tel. (043) 7210 159
George - Hennie Thompson tel. 044 - 873 3356
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GET THE BEST
OUT OF YOUR CONTRACTOR
(12 EASY STEPS)
To avoid hassles and stress, the following are
guidelines to assist
you in maintaining a good relationship with your
contractor.
1. Planning
Before calling in a contractor to give a quotation,
plan exactly what you want done and the amount you can afford to spend. Be
specific, writing down exactly what work is required, the type,
specifications, grade of the materials to be used and quality of work
finishes required.
For substantial work obtain a detailed cost estimate
and adjust your requirements to suit your budget. If building, get a
qualified person to draw plans, determine specifications and submit them
to the local authority for approval (this applies for all building work
incorporating structural alterations except for minor alterations inside a
building).
2. Choose a Reliable Contractor
Ensure that your contractor is registered with the
necessary legal or statutory bodies such as: -
- Workman’s Compensation Insurance: you could be held liable for
any injury, death or disability of an employee while on your premises.
- Receiver of Revenue
: most contractors should be VAT vendors.
Obtain references from contractors and satisfy yourself
that their standard of workmanship is acceptable to yourself. Be aware
contractors are not obliged to be members of any Association. Contractors
may not employ qualified craftsmen or tradesmen and in the end don’t
deliver quality workmanship, won’t finish the job properly or abandon
the work before completion. (Through ignorance or to save money, some
contractors don’t even use the correct mixture of sand, cement &
water in the building/plastering mortar or foundation concrete.) |
3. NHBRC
Current legislation requires your contractor to be
registered with the National Home Builders Registration Council (NHBRC),
if you are building a new house (not alterations or additions).
Registration takes about 5 weeks, so don’t be caught out by starting to
build and then finding that the bank wants a certificate of registration
before making the first payment. There is a compulsory levy which has to
be paid by the homeowner to the NHBRC for a warranty. The warranty will
only protect you in the event of structural defects to the foundations,
superstructure and roof. It will not protect you against non-structural
defects or ensure that your new home has a professional quality of
finishes.
4. Insurances
Your contractor should be insured for Public Liability
and appropriate insurance should be agreed to cover damage to your
building and contents. Inform your own insurance company that you are
having building work or renovations done to ensure you have suitable cover
during construction.
5. Quotations
Beware of unrealistically low quotations as
unscrupulous contractors may quote too low to obtain the work with the
intention of not carrying out the work according to specification, using
inferior materials, charging hidden costs as extras, or obtaining advances
and absconding. The final cost often ends up more than the initial
quotation from a reputable contractor. It is best to ask for quotations
from at least three reputable contractors.
6. Specification
Provide a detailed written description of work required
or explain carefully, to enable the contractor to provide you with a
detailed written quotation (there may be a difference between a cost
estimate and a detailed written quotation to carry out the work). When
comparing one quotation with another, make sure that each is quoting on
the same written specifications, conditions and ensure that the quotation
is clear whether the price is inclusive of VAT.
7. Acceptance of Quote and Contractor
Don’t sign acceptance unless the contractor’s offer
is firm, in writing, clear, covers all your requirements and is signed.
Confirm acceptance of your selected contractor’s quotation in writing
before the start of the work. Make sure that the agreement includes the
starting date, the approximate duration of the work, the anticipated
completion date, cleaning up during the work including the disposal of
waste or rubble, the order in which the contractor will proceed while on
your premises and payment details. If necessary use a BIFSA or MBA
approved Building Contract. |
8. General
If you are unable to determine defects and quality
workmanship, it is advisable to employ a building consultant or architect
to monitor the construction work for the duration of the contract. Agree
on safe storage of tools and materials. If required, provide your
contractor with water, electricity and toilet facilities. Organise,
communicate and co-ordinate with your contractor and not with his workers.
9. Extra Work and / or Variations
Extra work during the contract can be expensive and may
cause disputes and bitter arguments. Establish the cost of any extra work
requested from the contractor in writing before the work is carried out
and confirm any changes in writing, both parties signing acceptance.
Always communicate instructions to the contractor himself to ensure good
communication.
10. Payment
You should normally not be required to make a deposit
before work commences or payment of workers wages during the contract.
With fairly large jobs, interim payments on completion of certain sections
may be agreed upon or specified in a contract or agreement. A request for
a progress payment should be accompanied by an invoice detailing the value
of the work completed. For a small job, payment is normally made in one
lump sum when the work is satisfactorily completed. Before making final
payment, inspect the completed work and put your complaints or defects
regarding workmanship or materials used, in writing. Whilst it is
acceptable to withhold money for defects or incompleted work, it is
extremely unfair to withhold a large sum of money for minor defects.
11. Disputes with Non MBA Contractors
Clients have little recourse to Local Authorities,
Financial Institutions and their inspectors or municipal building
inspectors for building, electrical or plumbing problems with contractors.
The MBA will be unable to assist the client unless a BIFSA approved
contract has been used and the above steps have been followed. The only
recourse available will then be the Consumer Council, Small Claims Court,
Legal Resource Centre or litigation through the courts.
12. Sit back and enjoy your successfully completed
contract.
ISSUED FREE OF CHARGE BY THE EAST CAPE MASTER BUILDERS’
& ALLIED INDUSTRIES ASSOCIATION IN THE INTERESTS OF THE INDUSTRY AND
THEIR CLIENTS.
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KRY DIE BESTE
UIT JOU KONTRAKTEUR
(12 MAKLIKE STAPPE)
Die volgende is riglyne om haakplekke uit te skakel en
‘n goeie verhouding met u kontrakteur te verseker:
- Beplanning
Voordat u enige kontrakteur nader vir ‘n kwotasie
moet u deeglik beplan oor wat u verrig wil hê en hoeveel u kan
spandeer. Wees spesifiek, skryf neer wat u verlang, watter spesifikasies
en gehalte materiaal wat gebruik moet word asook die kwaliteit
afronding. Vir groot werke moet u ‘n spesifieke kosteberekening kry en
u vereistes aanpas om u begroting te pas. As u bou, kry ‘n
gekwalifiseerde persoon om die planne op te trek, bepaal die
spesifikasies en oorhandig dit aan u plaaslike munisipaliteit vir
goedkeuring (dit geld vir alle bouwerk en strukturele aanpassings –
behalwe vir klein veranderings binne die gebou).
- Kies ‘n Betroubare Kontrakteur
Verseker dat u kontrakteur geregistreer is by al die
volgende statutêre instansies:
- Ongevalle Wet:
U kan aanspreeklik gehou word vir enige besering,
sterfte of ongeskiktheid van ‘n werknemer terwyl hy op u perseel is.
- Ontvanger van Inkomste:
Die meeste kontrakteurs behoort vir BTW
geregistreer te wees.
Kry verwysings van die standaard en kwaliteit
vakmanskap wat die kontrakteur lewer wie se kwotasies binne u behoeftes
val en verseker dat dit vir u aanvaarbaar is. Wees bewus daarvan dat
kontrakteurs nie verplig is om lede van enige vereniging te wees nie.
Sulke kontrakteurs mag dalk nie gekwalifiseerde vakmanne in diens neem
nie, met die gevolg dat die eindproduk nie van ‘n hoë gehalte is nie,
die werk nie behoorlik afgehandel word nie, of die bouwerk onklaar gelos
word. (Deur onkunde, of om geld te bespaar, gebruik sommige kontrakteurs
nie eens die korrekte mengsel van sand, sement en water in die
bou/pleister mortel of fondasie beton nie.) |
- NHBRC
Die huidige wetgewing vereis dat ‘n kontrakteur by
die Nasionale Huisbouers Registrasie Raad geregistreer moet wees wanneer
die konstruksie van ‘n nuwe woning onderneem word. (Die reël geld nie
vir aanbouings of verbeterings nie.) Registrasie neem sowat 5 weke, so
wees dus versigtig om nie te lank daarmee te sloer nie – die bank sal
nie die eerste paaiement van ‘n verband uitbetaal alvorens hulle nie die
Registrasie Sertifikaat het nie. Daar is ‘n verpligte heffing betaalbaar
deur die huiseienaar aan die NHBRC as ‘n waarborg. Die versekering is
slegs beskermend indien daar ‘n strukturele fout aan die fondasie, mure
of dak is. Dit beskerm u nie teen nie-strukturele foute nie en verseker
nie dat u huis professionele kwalitiet afwerkings het nie.
Versekering
Die kontrakteur moet verseker wees teen publieke
aanspreeklikheid vir enige skade aan u gebou en inhoud. Stel u eie
versekeringsmaatskappy in kennis dat bouwerk of verbrekings onderneem word
sodat u voldoende dekking tydens die konstruksie geniet.
Kwotasies
Pasop vir baie lae kwotasies – gewetenlose
kontrakteurs kan lae kwotasies gebruik om die werk te kry, waarna hulle
die werk nie volgens standaard voltooi nie of hulle kan minderwaardige
materiaal gebruik. Sulke kontrakteurs kan verborge koste teen u rekening
debiteer as bykomende werk of kan voorskotte aanvra en daarna dros. Die
uiteindelike koste in so ‘n geval beloop dikwels meer as wat die
aanvanklike kwotasie van ‘n betroubare kontrakteur sou wees. Die beste
is om kwotasies vanaf ten minste drie erkende kontrakteurs te kry.
Spesifikasies
Voorsien ‘n gedetailleerde beskrywing aan die
kontrakteur van die werk wat vereis word of verduidelik baie volledig aan
die kontrakteur sodat hy ‘n gespesifiseerde geskrewe kwotasie kan optrek
(Daar kan ‘n verskil tussen ‘n geskatte kosteberaming en ‘n
gedetailleerde kwotasie om die werk te doen, wees). Wanneer een kwotasie
met ‘n ander vergelyk word, moet verseker word dat elke kwotasie volgens
dieselfde stel spesifikasies en stipulasies beraam is. Maak seker dat die
kwotasie duidelik aandui of die prys BTW insluit.
Aanvaarding Van Die Kwotasie En Kontrakteur
Moet nie die kontrakteur se kwotasie teken vir
aanvaarding tensy die aanbod beslis, duidelik, op skrif, geteken en al u
vereistes dek nie. Bevestig aanvaarding van u verkose kontrakteur se
kwotasie op skrif voor die werk begin. Verseker dat die ooreenkoms die
aanvangsdatum, die beraamde tydsduur van die werk, die verwagte
voltooiingsdatum, opruiming gedurende die kontrak (wat die verwydering van
rommel insluit), die volgorde waarvolgens die kontrakteur gaan werk en
betalingsbesonderhede dek. As dit nodig is, gebruik ‘n MBSA boukontrak. |
8. Algemeen
Indien dit nie vir u moontlik is om bou foute of die
kwalitiet van werk wat verrig word te bepaal nie, stel ‘n boukonsultant
of argitek aan om die konstruksiewerk te monitor vir die duur van die
bouwerk. Kom ooreen oor veilige stoorfasiliteite vir toerusting, materiaal
en apparaat. Indien nodig, voorsien u kontrakteur van water, elektrisiteit
en toiletgeriewe. Kom ooreen en gee opdragte direk aan u kontrakteur en
nie aan sy werkers nie.
- Bykomende Werk En / Of Variasies
Bykomende werk tydens die kontrak kan duur wees en
lei tot dispute en argumente. Bevestig die koste van alle bykomende werk
wat van die kontrakteur verwag word op skrif voor die werk begin
insluitend alle veranderinge. Laat albei partye hul toestemming met ‘n
handtekening bevestig. Verseker goeie kommunikasie deur alle instruksies
duidelik en direk aan die kontrakteur oor te dra.
- Betaling
Normaalweg word daar nie van die kliënt verwag om
‘n deposito te gee of betaling te doen alvorens die werk begin nie.
Betaling van die lone van werkers word ook nie verwag nie. In die geval
van groot projekte kan met die voltooiing van sekere gedeeltes ‘n
ooreenkoms of ‘n kontrak vir gedeeltelike betalings aangegaan word.
‘n Versoek vir ‘n vorderingsbetaling behoort vergesel te word van
‘n gedetaillieerde faktuur wat al die werk wat reeds voltooi is,
aandui. Met ‘n klein projek word die betaling gewoonlik eenmalig
betaal wanneer die werk bevredigend afgehandel is. Voor die finale
betaling gedoen word, inspekteer eers die voltooide werk en plaas u
klagtes of tekortkominge met betrekking tot vakmanskap of materiaal wat
gebruik is, op skrif. Om geld terug te hou vir gebreke of onvoltooide
werk is aanvaarbaar, maar dit is baie onregverdig wanneer dit ‘n groot
bedrag is vir netelige foute.
- Dispute Met Kontrakteurs Wat Nie MBA Lede Is Nie
Plaaslike owerhede, finansiële instellings en hulle
inspekteurs asook munisipale bou-inspekteurs is nie in staat om probleme
met bou-, elektriese-, of loodgieterwerk tussen kliënte en hul
kontrakteurs op te los nie. Die MBA sal nie bystand aan die kliënt kan
verleen, tensy ‘n MBSA goedgekeurde kontrak gebruik is en die
bogenoemde stappe gevolg is nie. Die enigste toevlug wat daarna oorbly,
is die Verbruikersraad, Hof vir Klein Eise, Regshulpsentrum of
regsstappe deur die hof.
12. Sit terug en geniet die suksesvolle voltooiing
van u kontrak.
GRATIS UITGEREIK DEUR DIE OOS-KAAP MEERSTERBOUERS
VERENIGING & VERWANTE BEDRYWE IN DIE BELANG VAN DIE BEDRYF EN HULLE
KLIENTE.
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