How to Prepare for Building Works — A Homeowner's Practical Pre-Start Checklist

Before any works start, confirm that all required approvals are in place:

• **Planning permission (if required)**:
• If your project required planning permission, ensure the decision notice is physically held by you (or your contractor) and that all pre-commencement conditions have been discharged. Pre-commencement conditions are conditions attached to a planning permission that must be complied with before any works start — not at completion. Common pre-commencement conditions include:
• •Submission and approval of materials (brick, roof tile, windows)
• •Submission and approval of drainage details
• •Archaeological watching brief arrangements
• •Party wall notice served and acknowledged

**Building Regulations**: Ensure your contractor has confirmed whether they are using a local authority Building Control Inspector or a private Approved Inspector. Establish who is responsible for submitting the Building Regulations notice — is it the contractor or do you need to submit it? The Building Regulations application should normally be submitted at least 48 hours before works start (or earlier for complex projects).

**Party wall agreement (if required)**: If the project involves works within 3–6 metres of a neighbour's boundary or structure, the Party Wall Act 1996 may apply. Party wall notices must be served at least 2 months before works start (for excavation notices) or 1 month before (for other party wall works). If a party wall surveyor has been appointed, ensure the Award has been agreed and signed before works start.

**Lawful Development Certificate**: If your project is Permitted Development and you have applied for an LDC, ensure it has been received and is retained safely. The LDC should be kept with the property's planning documents.

**Contract and payment schedule**: Ensure the construction contract is signed and both parties have a copy. The payment schedule (milestone payments tied to progress) should be agreed and understood before works start. Do not agree to pay large upfront sums — a typical first payment is 5–15% of the contract value at mobilisation.

**Clear the work areas**: Before the contractor arrives, remove furniture, personal items, and valuables from the areas that will be affected. Even where rooms are not being demolished, dust and vibration travel — anything in adjacent rooms should be moved or covered.

**Protect floor surfaces**: Hardwood floors, tiles, and carpets in areas adjacent to the works should be protected with hardboard, dust sheets, or temporary flooring before trades begin. The contractor will protect work areas as part of their site set-up, but protection of adjoining finished areas is often a homeowner responsibility.

**Disconnect and relocate utilities where needed**: If the works involve kitchen or bathroom demolition, arrange for all utilities (gas, electricity, water) in those areas to be isolated before demolition begins. The contractor's plumber and electrician should be on site for the first day to handle isolation if needed.

• **Key access arrangements**:
• Agree the key access protocol before day one:
• •Will you provide a key or access code?
• •What are the agreed working hours (typically 8am–5pm Mon–Fri, 8am–1pm Sat)?
• •Who is the primary site contact — you, a family member, or a property manager?
• •How should deliveries be handled when you are not on site?

**Parking and access**: If the contractor needs parking for a van or skip permit, these should be arranged before works start. Skip permits from the local authority take 3–5 working days. Confirm that the access route for materials (scaffolding, structural beams, windows) is clear.

**Children and pets**: Arrange childcare or alternative accommodation for young children if demolition or major structural works are taking place. For pets, consider temporary re-homing or a specific safe room during the noisiest phases.

• **Establish a communication protocol**:
• Agree with your contractor at the start how communication will work:
• •Who is your primary point of contact on site (site manager, lead carpenter, project manager)?
• •What is the best method to contact them — WhatsApp, phone, email?
• •How often will you receive progress updates (daily, weekly)?
• •What process do you follow if you want to change something?

• **Change control**:
• One of the most important pre-start conversations is about changes. Understand that any change to the agreed scope of works during the project is likely to:
• •Cost more
• •Add time
• •Require a written variation agreement before the work is done

A good contractor will not carry out variations without written agreement on the cost and time impact. Do not expect informal conversations to be treated as free changes.

• **Notify neighbours**:
• Before works start, it is good practice to let adjacent neighbours know:
• •What works are planned
• •The expected start and end dates
• •The working hours
• •Who to contact if they have concerns

This is especially important where scaffolding will be erected close to the boundary, or where skip or delivery vehicles will affect street parking.

• **Identify your 'live project' essentials**:
• If you will be living in the property during works:
• •Identify the toilet and kitchen facilities you will rely on during disruption phases
• •Agree with the contractor which areas will remain 'clean' and accessible at all times
• •If a kitchen is being refurbished, set up a temporary kitchen (kettle, microwave, mini-fridge) in an alternative room
• •Pack a bag of daily essentials in case you need to vacate unexpectedly on any day

• **Confirm the payment schedule**:
• Review the contract payment schedule and ensure you have the funds available at each milestone stage. Typical milestone payment triggers include:
• •Start on site (mobilisation): 5–15%
• •Completion of structural works: 20–30%
• •Completion of first-fix (plumbing, electrics, insulation): 20–25%
• •Completion of plastering: 10–15%
• •Completion of second-fix and decoration: 10–15%
• •Practical completion: 5–10% (retention)

**Retention**: A small percentage (typically 2.5–5%) is often held back at practical completion and released after a snagging period (typically 4–12 weeks). This gives you a financial mechanism to ensure snags are addressed before final payment.

**Contingency reserve**: Budget a contingency of 10–15% of the contract value for unexpected items — hidden structural issues, service diversions, or changes you decide to make during the project. Do not treat the contingency as spending money — it exists to absorb surprises without derailing the project.

• **Insurance**:
• Check your buildings insurance policy before works start:
• •Does it cover the property during major renovation works? Some standard home insurance policies are invalidated if major works are carried out without notification.
• •Notify your insurer that renovation works are about to begin and confirm cover continues.
• •The contractor will have their own Public Liability and Employer's Liability insurance — ask for a copy of their certificate before works start.