Some property questions answered.

Dealing with builders

Do you have any advice on how to deal with builders? We are knocking through two small reception rooms, and installing an understairs toilet. The first problem was that we were not able to get the recommended three quotes, after countless calls we managed to get only two builders to even come and look at the job and only one actually returned with a quote. We went with that but now find that while the work is good, the three week job is already running over. We are concerned that the job has not gotten off to a good start so clearly we need advice managing the project. Any tips? We are fed up with people laughingly saying "double the budget, double the time".

You don't say what part of the country you are in but, if it's Dublin, then it's not surprising that you haven't been able to get several builders to quote - finding builders for small domestic jobs is extremely difficult so don't think that your inexperience is in some way to blame. Small jobs just about always run over because your builder is undoubtedly working on at least two other jobs simultaneously. The only leverage you have is money. There will come a point when the builder will simply want to get his money and will put a spurt on and finish the job. It's as basic as that.

You don't say if you have a contract - on small jobs it's not unusual, but never advisable, not to have a written contract - but you must have come to some arrangement as to stage payments. You have undoubtedly given a small deposit - but don't on any account hand over any more money until there is a satisfactory move-on in the job and even then, don't pay the full amount until the entire job, down to the smallest detail, is completed to your satisfaction. You need to meet with the builder and clarify new completion dates, firmly stressing how unhappy you are with the current overrun.

Unfortunately the squeakiest wheel gets the grease, so you need to make some noise, so that your pressure takes him off his other jobs long enough to finish yours. Then at the end before you hand over the final payment make a snag list - methodically go through the work under various headings - i.e. plaster, skirting boards, tiling, water pressure, electrics etc, working door handles (in other words down to the smallest things) - and get the job completely finished before the final cheque is handed over.

Missing stove

We bought a house which had a very attractive and expensive wood-burning stove in the livingroom. It was our understanding that the stove was part of the sale but when we moved in we were dismayed to find that the stove had been removed. What can we do?

Get on to your solicitor. It's his or her job to sort out this mess. It may be a complete misunderstanding - it may never have been one of the fixtures included in the property. But you need to get your solicitor to look at the paperwork of the list of fixtures and fittings, advise you and to take whatever action is necessary.

Send your queries to Property Questions, The Irish Times, 10-16 D'Olier Street, Dublin 2 or e-mail propertyquestions@irish-times.ie.

Unfortunately, it is not possible to respond to all questions. The above is a representative sample of queries received. This column is a readers' service and is not intended to replace professional advice. No individual correspondence will be entered into.