Proper research is 'key' when it comes to building property in SA.

So says Adrian Goslett, CEO of RE/MAX of Southern Africa, who adds that one should “make building a ‘bearable’ experience by choosing a reputable builder who can provide you with valid references and contact details”.

He says consumers should avoid builders who aren’t registered with accredited associations such as the Master Builders Association (MBA) or the National Home Builders Registration Council (NHBRC) of South Africa “as builders who are registered with these associations can be held liable for their work to a certain extent”.

According to the MBA consumers should invite at least two building contractors to quote on the work they want done so that prices can be compared to see if it is market-related. That said, it is important to note that contractors need to allow for more or less the same provisional quantities and products to enable consumers to successfully evaluate their quotes.

Goslett advises consumers to visit two or three building projects that the builder has worked on before to see the quality of work and to find out from the people how the builder treated them. “This needs to be done before you sign any form of contract,” notes Goslett.

He adds that consumers should ensure that a contract is fully understood and that it protects both parties before they sign it. “The MBA can assist with legal terms that don’t make sense. Standard building contracts that address the needs of builders and consumers alike can also be bought from them,” he says.

“Be wary of builders who require a large deposit upfront,” warns Goslett.

Although small contractors may require a deposit for building material, the MBA advises consumers to ask contractors to provide security against absconding with their money. Payments should furthermore be scheduled in the contract while a record of all payments made should be kept at all times. “Ask your builder for a receipt each time a payment is made and try to stick to the payment schedule stipulated in the contract,” adds Goslett.

“Furthermore, it is important to know that any changes to original specifications should be separately quoted for and recorded and accepted in writing before the contractor carries them out. Consumers should also insist that any work they’re unhappy with is rectified before the contractor leaves the building site in order to protect them from poor workmanship,” Goslett concludes.

Readers' Comments Have a comment about this article? Email us now.

The National Home Builders Registration Council (NHBRC) of South Africa should not even feature in your article, I've had 6 properties developed by different developers, all 6 developers were registered with nhbrc and all produced rubbish work. The nhbrc is absolutely useless. So please leave them out of the equation when giving advice, as this gives people wanting to build the wrong guidance. – Anonymous

Membership of the NHBRC is NO qualification for anything. It's statutory money sucking government-backed employer. MBA. Yes, maybe. In general the advice in the presentation is good.

However: good service cheap won't be fast. Good service fast won't be cheap. Fast service cheap won't be good. And other permutations of the above.

Remember SABS specifications and the building specifications are minimum specs. Anything less than that will probably be illegal.

These specifications also apply to 'Hop'-housing etc. If you're going on price only, then good luck to you.

Look for a contractor that known his job and stick with him. You probably won't like everything that he wants to spend money on, but then you cannot expect him to guarantee the end product on your likings and preferences only.

If, on the other hand, you believe you can do better, then rather do the job yourself. – RE Brink

I am a builder, registered with the NHBRC. I have built several homes for clients who are very happy with the process and quality of the finished product. So far on all the projects the NHBRChave yet to visit any of the building sites to do inspections, nor have I had any correspondence regarding the projects other than when they insist on their exorbitant fees for the building process. As a previous reader commented, they are of absolute zero value to any homeowner. Unfortunately the banks encourage their extortion by insisting on a NHBRC certificate before any building loan is validated. – Johnny Geel

I read articles in various home magazines about the poor building workmanship allegedly produced by so many builders.

I read about “builders absconding with clients’ money”, “builders leaving the site with work incomplete”, etc. And, I'm sure that most of these stories could be true. However, I would like to put another spin onto all these articles.

I have loads of stories about the rudeness and total aggressiveness of clients as well as how often they just renege on any contract you may have OR they just decide they are not “happy” with the work (although they haven't said anything during the project) and won't pay the final amount outstanding.

I think it is time for the renovators, builders and various contractors to stand together and talk about how pathetic some of the clients are. I have been sworn at, told to do work that wasn't in the original scope of work, not paid for extra work that was requested, not paid a final payment - and cannot get hold of the client, asked to “fix” work where it was actually damaged by the client themselves. It is an absolute disgrace that nothing has been said about the clients that we have to deal with.

They insist on staying in the house whilst the renovation is going on, make the builders spend valuable hours moving furniture outside and covering it and then move it all back inside again - and then complain about how slow the project is going, leave things lying around and claim that the items have been damaged or stolen and insist on reparation before they will pay you a cent. I could go on and on and on. I actually quite honestly understand how builders just give up and flee the site, because it starts to cost money that they have not been paid for nor quoted. My one client, who was going overseas, said to me that “if the work is not complete by the time I get back, I will f___k you up!”. Just like that. A nice lady!

Where is the recourse for builders against these people? Because it just costs too much money to try and get ones money back - and in the meantime, these charming clients badmouth you all over town so that you cannot get any work. It's just pathetic! Well, that's my side of the story. – ANONYMOUS

It is time that the NHBRC’s "service" be re-evaluated. What is its mandate and how does it effect any actions on incompetent contractors? If all lending bodies would consider this then we should be able to establish a body that will ensure that they provide the client with a real product. Costs of bonding could be reduced if the lending body was ensured of quality of construction. Please run an article evaluating the NHBRC mandate and whether they meet it. – Pierre Venter (architect)

I disagree that one must or should use a builder that is registered with the NHBRC as they can be held liable.

It is no qualification or credibility to register with the NHBRC. Contrary to other countries where a builder has to be qualified, have financial resources and provide insurance, one only needs to register with the NHBRC and do a little test. In SA these controls are non-existent and as long as one has a "bakkie" and knows a bit about building you can register as a "home builder".

The biggest farce is that these people call for ridiculous "deposits" (in the kitchen building industry by "collusion" of up to 70% upfront) when they have no security for the consumer. As an analogy a lawyer in SA may not take 1 cent from the public unless that fee is earned and must be fully accountable with an appropriate trust and fidelity fund for monies received in advance and liability (carrying a penalty of imprisonment if violated), yet a large number of these so called "builders" or "bakkie owners" can take massive deposits, rip off the public with shoddy work or even just walk away with the public's money with no trust funds or security and do whatever they want with no legislative control.

I am an advocate with extensive knowledge of building practice and have had two experiences where the NHBRC were of NO assistance at all. I cannot believe that the banks and the property industry in SA is doing nothing about this and on the contrary in fact "promote" the NHBRC registration as credentials, and also that the banks supported the NHBRC legislation and must know of its serious shortfall as consumer legislation. The NHBRC registration and Act is a legislative nonsense that is of no use at all to consumers.

If you are interested in knowing the details I will provide this.

In short the Act is a form of taxation and not consumer protection as it is intended to be. – Don Smart

I have read your article with some interest. As an architect with 25 years experience, it still surprises me that anybody will, when making the biggest investment of their live, venture in a minefield of which he or she knows so little about.

My practice have, more often than not, received the commission to save what we can of a botched “dream house” by an incompetent building contractor.

What really surprised me was the advice that Adrian Goslett, CEO of RE/MAX of Southern Africa gave to home owners. How can a complete novice evaluate a “reputable” builder?

We as architects do a complete tender evaluation of prospective contractors and have found that you cannot judge a builder merely on references. Too often we have found that the references given were set up or only the few “good” projects that the builder has done was given as references. After we have inspected the premises, we have found many mistakes and snags. A new home owner is not trained in building practices and methods and will not always pick up shoddy workmanship. A lick of paint and plaster can hide a lot of things from the untrained eye.

I would rather suggest that the new homeowner employ a professional to help him. An Architect registered with the South African Council of Architects has the experience to see the client’s project safely through to completion, oversee the design, the planning and building regulations, the building contractor and the project’s budget. With an architect involved, the client is provided with extra safeguards that the architect will ensure that standards and performances from the building contractor will be upheld.

A well-designed building by an architect has been shown to increase its long-term value above the norm.

So my advice to Mr. Goslett or any person dreaming of that new house you always wanted: Get an architect to help you. You won’t regret it. – Henry van Nieuwenhuizen

Please, please, please. Colleagues....

Estate Agents, stick to your field of expertise: Selling and letting homes. Do not ruin the estate agency industry pretending that your are "The Adviser" in the building industry. Do not mislead the public with comments and wrong advice. The internet is a powerful tool, but all that is published in there is not always correct. Readers/public beware!

The public must know that the MBA and the NHBRC will not guarantee that builders are up to standard. The NHBRC is compulsory (if a builder wants to build homes for a client that needs bank finance). Otherwise, if your client does not require finance and does not care about the NHBRC registration because you are a reputable, professional and well-known builder, you do not need to be registered with the NHBRC.

As with the associations for the estate agents or builders, if you associate (you pay your annual fee) you become a member, plain and simple. The membership of an association does not guarantee that you will be dealing with reputable estate agents e.g IEASA (Institute of Estate Agents of South Africa) and/or builders e.g NHBRC or MBA. As in all professions you have to build your reputation and expertise over time through training, experience, ethical behaviour, honesty, exceptional professional service, a high level of integrity. You must know that despite all the years that you have been in your profession/industry you are always learning and there must be always space for improvement.

No association in the world will guarantee the reputation and standards of the members in question, it is up to the member himself. – An estate agent, builder and auctioneer