interview checks + questions

CHECKS + QUESTIONSINTERVIEW

INTE

RVIE

W: C

HECK

S +

QUES

TION

S

www.undercoverarchitect.com | [email protected] page 2

THE 5 C’s TO CHOOSE YOUR BUILDERThis is a list of all the Checks to Make and Questions to Ask that I outlined in the workshop “The 5 C’s to Choose Your Builder”.

I’ve outlined them here (including some extra points and information) so you can use this as a reference for your searching, researching and interviewing of potential builders.

You may wish to print a copy out for each builder (or use the digitally editable version) to create a worksheet of checks and questions for each.

CHECKS TO MAKEMany of these can be done before you meet or speak with a builder. You may be able to source this information from their website, or their presence generally.

It can be helpful to work through some of these checks as you’re assessing builders before meeting them, as you may find you immediately dismiss potential builders based on what you discover.

QUESTIONS TO ASKThese are questions you can discuss with your potential builder as part of your initial conversations.

It’s better to do these face-to-face than emailing them through, as you want to watch how they handle your questions, as much as the answers they give you.

You may find the conversation you open answers questions along the way, so you don’t have to work through the whole list. You can use the checklist as your guide to ensure you’ve covered all your bases.

Enjoy, and remember: Always ask questions! And feel free to blame me if they ask who told you to ask all these things.

Your Secret Ally,Amelia, UA x

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 1: CREDIBILITYWrite yourself some notes of specific things you want to remember in regards to researching, interviewing and choosing for Credibility. NOTES AND THINGS TO REMEMBER:

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 1: CREDIBILITYWHAT TO CHECK DONE EXTRA NOTESThe builder’s license is current (see state-based resources inside “RESOURCES” section of Choose Your Builder mini-course)

oThe type of license and its suitability for your project type oAny other license the builder may have under their business name or personal name oNational license check if possible (all various state search indexes are listed in the “RESOURCES” section of Choose Your Builder mini-course)

oPrevious project experience and similarity to your project type and plans oAttend previous projects (preferably of your choosing and not only the ones the builder wants to take you to)

oReview previous client references and testimonials - online and supplied oSpeak with previous clients about the builder’s ability to ...• keep the project running on time• keep to the project contract sum• maintain good communication• help the client feel informed

along the way• keep site tidy• be responsive to concerns and

questions• complete the project well

(defects and follow-up)Ask for any tips on working well with the builder that they learned

o

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


QUESTION TO ASK ASKED EXTRA NOTESHave you ever held a building license in another state? oWhat is your personal building license history? Have you held a license in your own personal name as well as your building company name?

oHow long have you had your builder’s license for? oHave you ever had a license cancelled? oHave you ever had any claims made against you? oIs the license you have suitable for the project I’m doing? oHave you ever declared bankruptcy - as an individual or as a business owner? oCan I please see and visit previous projects of yours (and projects of my choosing)? oCan I please speak with previous clients you’ve worked with? oWhat’s the long-term view of your business and building homes? (This is a “what do you see yourself doing in 5 or 10 years time” kind of question, to assess whether the builder is thinking about their business long-term).

o

Ask yourself: does this builder behave like someone whose business will be around in 10 years time?

oREMEMBER: Head to RESOURCES in the CHOOSE YOUR BUILDER MINI-COURSE for links to all Australian State Licensing bodies. Review “C #1” in the 5C’s Workshop to Choose Your Builder for more information on these checks and questions.

C NUMBER 1: CREDIBILITY

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 2: COMPANYWrite yourself some notes of specific things you want to remember in regards to researching, interviewing and choosing for Company. NOTES AND THINGS TO REMEMBER:

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 2: COMPANYWHAT TO CHECK DONE EXTRA NOTES

The length of time they’ve personally been in the industry oThe age of their company - when was it established oThe structure of their company’s team• Regularity of sub-contractors

and trades• Consistency of employment for

the people they work with• Labourers or apprentices• Administrative staff• Project Supervisors

o

Their business modelReview the different types in the 5C’s Workshop and write some notes here to identify what their business model may mean for ...• Your control in the project

(design outcome, overall process and selections)

• Your involvement (selections, site meetings, etc

• Customisation in your home’s design and construction

• Cost expectations overall (small custom vs volume builder, for example)

Check the company’s ...• Projects per year• Builder-owner’s individual

involvement in your project• Use of project supervisors (if

relevant)• Adminstrative systems•

o

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


WHAT TO CHECK DONE EXTRA NOTESSuppliers they use for your selections of fixtures and finishes. Limitations on what you can choose for your home’s exterior and interior

oProcess for finalising selections and scheduling for the project• Flexibility on how this is done• Work with their recommended

Interior Designer• Any additional help or benefits

they include in this process that is of interest to you

o

Subcontractors and suppliers they use, so you can get in touch to get their feedback on the builder’s• business operation• payment of bills (will help you

understand cashflow)• what they’re like to work with on

a regular basis

o

Their business hours oThe systems and processes they use in their business to help your project run smoothly• pre-construction• construction• defects• warranties• insurances• risk management generally• additional costs and fees you

can expect

o

That they’re explaining their systems and processes: what it’s like to work with them and their company oAdditional check: Check business name and registration on ASIC. Or get third party to do a financial audit on the building business re debts.

o

C NUMBER 2: COMPANY

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


QUESTION TO ASK ASKED EXTRA NOTESHow long has your company been in business? oDo you use regular subcontractors or trades? oCan I speak to your suppliers and subcontractors?(And then ask them - what is the builder like to work with? How often do you work with them? And do they pay their bills on time?)

oWill I have to work with your suppliers for my finishes and fixtures? oWill I be able to fully customise my home’s design (if you wish for that in your project)? oHow many projects do you run at any one time? oHow many builds do you do per year? oWhat does this mean for my project? oWho will be my main point of contact during my project? On site, and in your office? oWhat insurances will my project need? What do you already have in company insurance? oCan you explain what it’s like to work with your company through our project? Before signing our contract? After signing the contract? On project completion?

oHow will we interact during the project? oWhat warranties do you supply? o

C NUMBER 2: COMPANY

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


EXTRA NOTES:

REMEMBER: Review “C #2” in the 5C’s Workshop to Choose Your Builder for more information on these checks and questions.

C NUMBER 2: COMPANY

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 3: CONTRACTWrite yourself some notes of specific things you want to remember in regards to researching, interviewing and choosing for Contract. NOTES AND THINGS TO REMEMBER:

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 3: CONTRACTWHAT TO CHECK DONE EXTRA NOTESThe type of contract the builder uses, and any changes or amendments to the standard contract format. See a sample.

oWhat other documents the builder includes with the contract (such as formal quoting proposal or selection schedule)

oHow they handle PC Items and Provisional Sums in the contract oThe contract process:• explaining it to you• walking you through it during

signing• process for progress claims• timelines• variations• completion• defects

o

Will they want you to demonstrate you have adequate funds (or access to finance) for the project oWill you need to demonstrate this availability of funds at each progress claim oGeneral professionalism of the builder, especially in regards to their understanding of the contract and its execution

oLegal review of your contract oUnderstanding of your obligations under the contract, and various processes you need to adhere to oUnderstand terminology used in the contract o

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


QUESTION TO ASK ASKED EXTRA NOTESWhat type of contract do you use? Have you made additions or modifications to the standard contract form?

oWill you take me through the contract before signing it? If so, what does that look like? oWill the contract reference my drawings? And what other documents? oWill you want me to finalise all of my selections (interior fixtures and finishes) prior to signing the contract?

oWhat do you normally include as PC (Prime Cost) Items and Provisional Sums? oHow will I know these PC Items and Provisional Sums are accurate for my project and avoid variations? oHow do you determine the timelines you include in the contract? oWhat happens if you don’t meet timelines in our contract? oWhat happens if anything changes on site? What if that change is something I want? What if it is something you want?

oWhat happens if my selections come in less than the allowances in my PC Items or Provisional Sums (after we’ve signed the contract)?

oHow much deposit will I have to pay? oHow regularly will I need to make payments, and what is the process? o

C NUMBER 3: CONTRACT

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


QUESTION TO ASK ASKED EXTRA NOTESWhat will I need to provide to you before signing the contract? oWill you want to speak to my mortgage broker or bank before we sign the contract? oHow will I know that the work you claim in each progress claim is actually done? oWill I be able to access site regularly? What are your conditions for this? oWhat happens as the project is nearing completion? (You may want to ask if you get to do a final inspection, or how they manage handover and defects. Or if you can have an independent party to do a final inspection prior to handover)

o

What happens at handover? oWhat does your “Builder’s Clean” entail? oHow long is the defects liability period, and what happens during that time if something needs to be fixed?

oEXTRA NOTES:


C NUMBER 3: CONTRACT

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 4: COMMUNICATIONWrite yourself some notes of specific things you want to remember in regards to researching, interviewing and choosing for Communication. NOTES AND THINGS TO REMEMBER:

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 4: COMMUNICATIONWHAT TO CHECK DONE EXTRA NOTES

What the builder’s hours of operation are oThe specific methods of communication the builder uses to keep in touch with you as their client, and keep you informed.(Avoid text messages or What’sApp. Look for trackable communication you can keep a record of).

o

That they’ll supply you with a schedule or program for your project oThey speak in a way you understand, and not trying to bamboozle you with terminology oThey seem to share your values and outlook on life, and are someone you will be able to spend a fair amount of time with

oThey’re explaining what it’s like to work with them, and doing it through various means (website, social media, email, in-person)

oThat they’re behaving professionally, and setting and managing your expectations. oThey behave as the authority and expert, who is seeking to understand your needs, and fill your expertise gap - helping and supporting you throughout your dealings with them.

oThey’re speaking with you openly, honestly and frankly. oThey’re telling you what you need to hear - even if it’s hard to hear (and hard for them to say), and could lose them your job.

o

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


QUESTION TO ASK ASKED EXTRA NOTESWhat are your arrangements for me to have access to site? oWill we have regular site meetings? How do you run these?Will you keep minutes?(If not, you will need to)

oDo you prepare a schedule for my project?If so, when do you do this?If not, why not?Can I see a sample schedule?

oWhat type of quote or proposal do you prepare for your projects?Can I see a sample? oDo you see any issues with my project from your early review? oWhat is your availability? oWhat are your hours? oHow will we best communicate with each other before and during the build? oAnd of course, at any point, you can always ask:Is my budget sufficient for a project of the size and style I’m planning?And are my timing expectations realistic?

oEXTRA NOTES


C NUMBER 4: COMMUNICATION

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 5: COLLABORATIONWrite yourself some notes of specific things you want to remember in regards to researching, interviewing and choosing for Company. NOTES AND THINGS TO REMEMBER:

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


C NUMBER 5: COLLABORATIONWHAT TO CHECK DONE EXTRA NOTESIf they do a Paid As Consultant Process, where they’ll work with your designer to help you deliver your project on budget, and adopt all cost and construction savings during the design process.Check their agreement, processes, and option for alternative costing if you wish to check pricing with others.

o

(When the builder is the one you’re contacting first), check if they work regularly with one or more designers and can recommend you to them

oTheir processes to improve collaboration and what they involve oTheir systems and processes to foster collaboration with you and keep you involved o(If no PAC Process) What ways they have to help with suggestions and input, to • streamline construction• save money and timeBefore your design is finalised

oThe agreement they use during their pre-construction process (Preliminary Agreement) and its Terms and Conditions

oIf using a Design-Construct business:• that you get direct contact with

the designer to discuss and develop your design

• who owns the design (especially if you want to terminate the agreement prior to construction)

o

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


QUESTION TO ASK ASKED EXTRA NOTESDo you have systems and processes that enable me to be involved in my project?What do you do to foster collaboration during pre-construction, or during construction?

oDo you have a process where you get involved during pre-construction to advise on budget, buildability and provide input to help us ensure our design develops on budget?

oIf we’re working together collaboratively during pre-construction, how will I know you’re giving your best pricing?Will I have the option to check with another builder or costing consultant?

o

(If they don’t have a formal pre-construction Paid As Consultant Process)Do you have a way of us working together where we can confirm my budget is sufficient? And you help my designer by providing input to improve the buildability of my project?And ensure that we’re adopting potential cost savings we can without compromising the design?

o

What agreements will we use if working together in Pre-Construction?Can I see a copy?Can I terminate services after Pre-Construction?Can we discuss my budget? How is my budget?Do you believe it’s sufficient for what I want to do?

C NUMBER 5: COLLABORATION

INTE

RVIE

W: C

HECK

S +

QUES

TION

S


QUESTION TO ASK DONE EXTRA NOTES(If in a Design-Construct situation with a builder)• Will I get to meet regularly with

the designer to discuss my design?

• How much will you customise my design (or are you working from an existing plan type you have)?

• How will costing input be given? Will you update this regularly during the design process?

• Will I be able to understand costs of different options?

• How many reviews of my design will there be?

• Who owns the design if I terminate services with you?

o

EXTRA NOTES


INTE

RVIE

W: C

HECK

S +

QUES

TION

S


GENERAL NOTES NOTES AND THINGS TO REMEMBER:

INTE

RVIE

W: C

HECK

S +

QUES

TION

S



interview checks + questions

Documents