Finding a Contractor
At a glance: You can appoint a builder in one of three ways:
- Full Turnkey (Affiliated Contractor) – Scotland, England & Wales. Our affiliated contractor completes everything except kit erection: all groundwork, foundations, services, roof/cladding, windows/doors, and all interior trades and finishes to handover. HebHomes supplies and arranges the specialist team to erect the kit.
- Partial Turnkey (Affiliated Contractor) – Scotland, England & Wales. Affiliated contractor delivers the entire external envelope (to wind & weathertight with cladding/roof/windows/doors/external services/connections). You appoint and manage all interior trades (first/second fix services, plasterboard, joinery, kitchen, bathrooms, finishes).
- Tendered Main Contractor – You/your agent run a competitive or negotiated tender with local builders. The chosen main contractor delivers the whole build (except kit erection, which HebHomes arranges) under a Minor Works contract.
- Kit Erection: Always delivered by a specialist erection team coordinated with HebHomes. Affiliated contractors (turnkey or partial) therefore focus on all other site works.
- QS (Quantity Surveyor): prepares cost plan, tender docs, normalises bids, tracks cashflow/variations/contingency.
- CA (Contract Administrator): administers JCT/SBCC Minor Works, certifies monthly valuations, manages instructions, retention and Practical Completion.
Routes & responsibilities
Full Turnkey (Affiliated Contractor)
- Scope: Groundworks, foundations, drainage/services, scaffold, roofing, cladding, external works, internal partitions/first & second fix, kitchen/bathrooms, flooring, decoration, testing & commissioning, completion pack.
- Not included: Kit erection (HebHomes arranges the certified erection team).
- Contract: JCT/SBCC Minor Works or “with Contractor’s Design” if they design foundations/services.
- Best for: Clients wanting single-point delivery (except kit erection) and programme certainty.
Partial Turnkey (Affiliated Contractor)
- Scope: Full external envelope to wind & weathertight incl. roof, cladding, windows/doors, external services, rainwater goods, and site external works as agreed.
- Interior trades: By client (you appoint electrician, plumber/heating, MVHR installer, joiners, plasterboard/taping, tiler, kitchen/bathroom supplier, decorators, etc.).
- Kit erection: arranged by HebHomes specialist team.
- Best for: Clients happy to manage interiors for cost control or bespoke finishes.
Tendered Main Contractor (Competitive or Negotiated)
- Competitive tender: Invite 2–3 reputable contractors; good when design/spec is stable and there’s market competition.
- Negotiated tender: Select a preferred contractor early and agree rates against a QS benchmark; helpful in thin markets or to secure programme/quality quickly.
- Kit erection: still by HebHomes’ specialist team.
- Contract: JCT/SBCC Minor Works or “with Contractor’s Design” where the contractor designs packages.
Who does what?
| Responsibility | Full Turnkey | Partial Turnkey | Tendered Main Contractor |
|---|---|---|---|
| Kit erection | HebHomes specialist team | HebHomes specialist team | HebHomes specialist team |
| Groundworks/foundations/drainage | Affiliated contractor | Affiliated contractor | Main contractor |
| Roofing, cladding, windows/doors | Affiliated contractor | Affiliated contractor | Main contractor |
| Internal first/second fix & finishes | Affiliated contractor | Client-appointed trades | Main contractor |
| Scaffold, plant, cranage logistics | Affiliated contractor (kit lifts coordinated with HebHomes) | Affiliated contractor (kit lifts coordinated with HebHomes) | Main contractor (kit lifts coordinated with HebHomes) |
| CA administers contract & valuations | Client-appointed CA | Client-appointed CA | Client-appointed CA |
| QS cost plan, tendering, valuations | Client-appointed QS | Client-appointed QS | Client-appointed QS |
QS & CA – why they matter
Quantity Surveyor (QS)
- Prepares a cost plan from drawings/specs; models site-specific risks (access, ground conditions, utilities, islands).
- Builds the tender pack: drawings/specs, preliminaries, schedule of works, assumptions, provisional sums.
- Normalises tenders (like-for-like) and negotiates value; advises on contingency (usually 10–15%).
- Tracks cashflow, variations, and retention vs programme; keeps you inside budget.
Contract Administrator (CA)
- Administers JCT/SBCC Minor Works (or the “with Contractor’s Design” version when the contractor designs packages).
- Issues instructions, certifies monthly valuations, and manages retention (often 5%; half at PC, balance at end of defects period).
- Certifies Practical Completion and closes out defects with the contractor.
- Keeps the record straight—avoid giving directions to trades directly; route through the CA.
Contracts, payment & compliance
Contract form
- Minor Works (SBCC in Scotland / JCT in England & Wales) for most domestic builds.
- Use the with Contractor’s Design version if the contractor designs elements (e.g., foundations, drainage, services coordination).
Payment & retention
- Monthly CA-certified valuations based on progress; align with your mortgage stage payments.
- Retention typically 5%: 2.5% at Practical Completion, 2.5% at end of defects period.
- HebHomes kit invoices follow the kit contract; coordinate cashflow with QS to avoid pinch points.
CDM, insurance & building control
- CDM roles: Principal Designer (pre-construction) and Principal Contractor (construction) must be named; your agent/contractor will advise.
- Insurances: Contract Works (CAR), Public & Employers’ Liability (contractor), and site insurance/warranty (client) as required by lender/warranty provider.
- Approvals: Building Control/Building Warrant route (and Approved Inspector in E&W where applicable); completion certificate required before occupation.
Before you appoint
Tender pack essentials
- Planning drawings & conditions; site survey; drainage/utility info.
- HebHomes kit drawings/spec; glazing schedules; preferred details.
- Schedule of Works / specification (who supplies what), preliminaries, programme, and form of contract.
- Clarify scaffold, plant, cranage, kit off-load/laydown, and access/telehandler requirements.
Kit-erection prerequisites
- Engineer-approved foundations to tolerance; slab flatness checked and signed off.
- Perimeter hard-standing (~2m compacted) for access/telehandler movements.
- Confirmed cranage/lifting plan, scaffold design, and safe laydown areas.
Common Questions
Do you offer turnkey in England & Wales as well as Scotland? ›
Yes. We now offer full and partial turnkey via affiliated contractors across Scotland, England & Wales, subject to regional capacity. In both cases, kit erection is by HebHomes’ specialist team.
What’s the difference between full and partial turnkey? ›
Full turnkey: the affiliated contractor completes all external and internal works to handover (except kit erection). Partial turnkey: the affiliated contractor delivers the full external envelope to wind & weathertight (roof/cladding/windows/doors/external services). You then appoint/manage all interior trades.
How do competitive and negotiated tenders compare? ›
Competitive tenders use 2–3 bidders for price tension; good when design/spec is fixed. Negotiated tender secures a preferred contractor early and, with QS benchmarks, protects value while improving mobilisation and collaboration.
Do I still need a QS and CA if I choose turnkey? ›
Yes—turnkey simplifies delivery but you still benefit from a QS (cost control, cashflow, variations) and a CA (contract admin, monthly certification, retention, quality and snag close-out).
Who provides scaffolding, plant and cranes? ›
On affiliated or tendered routes, the main/affiliated contractor typically provides scaffold, plant and cranage; kit lifts are coordinated with HebHomes and the erection team. Clarify in the tender/turnkey scope.
Can I supply my own kitchen or finishes on full turnkey? ›
Yes, but flag this early so it’s priced as a client-supply item with clear responsibilities for delivery, fitting, and warranties. On partial turnkey, client-supply is the norm for interiors.
What about islands or remote sites? ›
Allow for ferries/deliveries, off-load logistics and weather windows. Your QS should include delivery risk allowances; your contractor should plan laydown and access for lifts and telehandler movements.
How are payments structured? ›
Contractor payments are monthly against CA-certified valuations; retention typically 5%. HebHomes kit invoices follow the kit contract. Align your finance (e.g., self-build mortgages) with these stages to avoid cashflow stress.
Which contract should I use? ›
Use SBCC/JCT Minor Works; choose the “with Contractor’s Design” version if the contractor designs foundations/services/coordination elements. Your CA will advise.
When can I move in? ›
After Practical Completion is certified by the CA and, where required, after the Completion Certificate from Building Control/Warrant. Moving in early can void protections and insurances.
Action Points
- Request full or partial turnkey (tell us your location and target programme).
- Align finance to staged valuations (QS cashflow model + kit invoice timings).
- Review the project sequence (what happens when) and build process (on-site stages).
