A programme you can read
The same way whether it is a garage conversion or a six-room HMO: one site visit, a written quote, drawings and consents where needed, one site manager, and a folder of certificates at the end. You will always know what is happening this week and what is happening next.
Quotes, payments and extras
These are the three things private clients ask about most, so here they are in writing before you ask.
From first visit to handover
Written for a full conversion; a smaller job runs through the same stages faster.
Consultation
One site visitWe walk the site with you and tell you what we think it will take. We have standing rules we will not break — twelve square metres is the smallest room we will build, fourteen is what we aim for. If the numbers do not work, we say so at this stage, not later.
OUTPUT — HONEST VIEW ON FEASIBILITY AND BUDGETDesign
Drawings, consents, written scopeWe walk every room and agree where the beds, wardrobes, sockets, kitchenettes and en-suites go before anything is priced. Where the job is structural, an architect produces floor plans with steel calculations and building control is notified. You get a written schedule of works.
OUTPUT — FLOOR PLANS, BUILDING CONTROL, WRITTEN SCHEDULE OF WORKSBuild
Sixteen to twenty weeksSixteen to twenty weeks is what a full conversion takes. Chris Mulhaney runs the site. One of us is usually on it, and on smaller jobs we visit to check the quality and aim for a no-snag finish. Progress is photographed every week and snagging is done as we go, not saved up for the end.
OUTPUT — WEEKLY PROGRESS PHOTOS, ONE SITE MANAGERHandover
Marketing starts before we finishPhotographs and the advert go up as the building comes to an end, so rooms are filling while the last snags close. The licence is applied for as soon as the first tenant is in. You get the full compliance pack, and LivLux takes over the letting and the management.
OUTPUT — COMPLIANCE PACK, HMO LICENCE, ROOMS LET BY LIVLUXWhat you get at handover
Every job finishes with a folder, not a handshake. Certificates, warranties, the licence and the manuals, all in one place — because the next person who needs them is whoever manages the building, and that is usually us. The one thing we cannot price up front is what is hiding under the floors — rotten joists, an unsupported staircase — and when that turns up we tell you the day we find it, not at the end.
