Talk the talk

Communication between the client and builder is the key. Get an itemised estimate and agree stage payments at the outset and then both sides will know what to expect. Otherwise what can happen is that the builder has your roof off and the kitchen ripped out and will hold you to ransom. He'll ask for £15,000 (€19,046) to carry on with the work; if you pay, he may feel that, as he has 70 per cent of the fee having only done 10 per cent of the work, he can disappear - and there is little incentive to finish your job quickly. Agree a time frame for the project and always allow an extra week or so, depending on its size. Remember the adage, failing to plan is planning to fail. It is standard practice to pay builders a deposit - but never, ever pay them everything at the start; then they have no incentive to finish the job. Don't make the final payment until complete works have been carried out to your total satisfaction and don't take the builder's word for it that everything is finished. You need to get the work snagged by an architect or other building professional.

Problems, problems

Ninety per cent of building problems come from three sectors of the industry: paving, roofing/guttering and landscaping. A common scenario in Ireland is where a well-dressed, well-spoken man comes to your home with a glossy brochure offering to do your drive. You pay a deposit and a few days later a truck arrives with a gang of rough men to do the work. They behave in an aggressive way and can be extremely intimidating and when they've finished the work, they want cash.

With roofing, it's very difficult to check the work and so people can do a patchwork job. If you had a leak it may be gone when the work is finished and you pay the money - but a week later it will start leaking again and the builder is nowhere to be seen. Another problem is that the roofer may leave halfway through the job. There is at least one company with all the equipment and vans, but we hear about their shoddy workmanship time and time again.

Landscaping is a highly skilled job which involves a good deal of training, yet many people think they can just buy a lawnmower and spade and get to work. This part of the industry is easily infiltrated by cowboys, who charge a lot of money and will make a dog's dinner of your garden. Professional landscapers have a membership organisation to protect themselves and we also have a list of reputable landscape gardeners. Builders have a bad name because of a few people in the industry, but the vast majority of them are genuine and competent tradespeople. Every profession, from solicitors, politicians and so on, has its rogues.

Waiting game

It's worth waiting for the right builder. Often people have lived in a house for 10 years and then decide they want an extension and they want it built yesterday. One builder may be honest and say he'll only be able to do the job in September. It's the cowboys who are more likely to promise to start tomorrow, although of course, genuine builders may be able to too. A listing in the telephone directory or an advert in the paper, however large and impressive, means nothing.

Cheap quotes

If a builder's quote is too low, it's worse than if it's too high. If it's too cheap, you're probably dealing with a cowboy who doesn't know what he's talking about. A yardstick is £100 (€127) a sq ft: if it's less than that, be wary. Of course, it can be more, up to around £500 (€635) a sq ft, depending on what you're getting done. Be absolutely sure about what you want done. A garden shed could cost £500 (€635) to put up or £25,000 (€31,743) if it contains a host of luxuries. Before you get someone to quote for a job, have a look around and decide on what you're after. For small jobs, take a photograph to show the builder.

Vetting dodgy builders

Before employing a builder, ask for references where possible and look at their previous work. You will be letting this person into your house.

There are a few builders from hell and yours could be one of them. Unfortunately, they don't have a sign on them saying "dodgy builder" and they know just how to sweet talk you as well as what you will be looking for.

It's difficult to have legal redress if things go wrong as companies can just fold up and disappear. There has been a shortage of builders, which has encouraged people who aren't really qualified to set up as builders - but the situation is improving.

Members of our organisation have all been vetted and we police them. We can refer people to members in their area and will deal with any problems between our members and clients.

It's awful to have been let down by a builder and have no one to talk to - you feel very alone. For a list of reputable tradespeople consult our website, www.nationalguild.ie, or telephone 01 4732543 for free advice.

Snag proof

I recommend engaging an architect to project manage the whole job and do the final snagging (checking the work and sorting out any imperfections). There isn't such a thing as snagless building work. The architect will look at the job and spot things such as a shower that has been plumbed in the wrong way. Don't pay your builder a daily rate, get a price for the whole job. Most people have no idea how long a job should take and the builder could be with you for days or weeks longer than necessary. Often the fault is with the client if something goes wrong. Beware of trying to get your builder to take short cuts - this leads to huge problems. You would never go to a car showroom, see a car for £10,000 (€12,697) and tell the dealer that you only have £7,000 (€8,888) and ask him to put a second-hand engine in the vehicle and take out a couple of seats. You get what you pay for.

Desmond O'Donnell is the registrar at the National Guild of Mastercraftsmen, which offers a free advice service to the public

Emma Cullinan is the editor of Select magazine