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Choosing & Working with Builders in Crete

Building a House in Crete
Choosing & Working with Builders in Crete
How to choose the right home builder in Crete?
Which are the most important questions to ask?
How to find a trustworthy builder and how to avoid critical risks?
It’s one thing to find a builder and quite another to find the right professional builder for your project. You need to seek out and identify trustworthy building firms that are accredited and that have the legit insurance and know-how of the type of work you need doing, who can deliver your project on time, and whom you feel you can trust and get along with.
Proven steps you can take to educate yourself on how to choose a builder in Crete and ensure your experience meets your design expectations, your time schedule, and your budget,
- Ask friends, family, and colleagues to see if they have had any experiences with builders or building firms in Crete.
- We suggest you assemble a list of local builders in your area.
- Your Architect or Engineer can provide trustworthy recommendations.
- Don’t ignore the bad reviews.
- One of the quickest ways to put your mind at ease will be talking to fellow expats in Crete, who chose to work with a particular home builder.
We’re with you, from initial concept to design, construction, commissioning, and management. Whatever the contest, we’re with you identifying opportunities to improve performance and increase living standards.
Discover Builders in Crete: Two Things You Should Always Expect
No matter who builder in Crete you decide to work with, your final selection should facilitate clear, reliable and constant communication – to your satisfaction and needs. Can your builder provide you with monthly reports about the progress of the project?
Is it possible to contact your builder on weekends? Do they have a full-time staff or a software solution to ensure you’re kept in the loop whenever it’s convenient for you? Additionally, your builder should always stay on budget specified by you or your engineer.
If construction is ever in risk of going over your predetermined budget, it’s the builder’s responsibility to consult you immediately before the next stage of works.
Choosing & Working with Builders in Crete
1. Do your Research
Referrals and word of mouth in the building industry are the Holy Grail for any professional who respects his work.
It is true that nowadays, people influence people more than at any other time in the past. Nothing influences people more than a positive recommendation from a trusted friend or partner.
A trusted referral influences people more than the best marketing strategy. It is often said that word of mouth is the best way for people to hear about a business. At ARENCOS, we spend a great deal of our time working with our local and foreign clients to develop success stories and case studies that matter.
To find a builder you can trust:
Do you know a friend or family member who lives in your area, or a neighbor whose recent building project outcome has left you impressed? Ask them for the details of their builder. Using a recommended builder from a trusted source is one of the best ways to properly begin your search.
If you’ve been impressed by the results of a building project in your area, then don’t be afraid to ask the property owners which builders they used and whether they were happy with the work.
If you’ve used any other professionals for repairs, remodeling or construction works – an electrician or plasterer perhaps – and have been pleased and satisfied with their work, why not ask them for any trusted builder in your area?
Why ARENCOS offers peace of mind.
Choosing & Working with Builders in Crete.
Our past case studies in Crete are a powerful and unique asset when it comes to establishing proof that what we are offering is valuable. Whether you are a first-time property owner who wants to build a house in Crete or a commercial investor, you need to garner testimonials. View some of our clients’ reviews on Goggle here.
At ARENCOS, we always try to deliver exceptional and unified customer experiences that exceed expectations.
Panacea is when our services – in this extremely competitive market – are delivered based on the result of our projects and the way of managing a plethora of challenges rather than our marketing campaigns strategy.

Choosing & Working with Builders in Crete
How do you know if a builder is reliable?
A great sign of reliable, and professional builders is that they are more than happy to present you with examples of their previous work and can provide references from previous clients. Ask to visit their completed projects and learn more about their way of working and interacting with property owners and other parties.
When visiting their projects, if possible - ask the clients how they found the builders to work with:
- Did they communicate clearly, regularly, and politely?
- Were they punctual?
- Did they appropriately manage their timelines and project scope?
- Did they flag delays and unforeseen issues openly and early?
- Did they deliver the project on budget?
- Did they minimize noise and disruption?
- Did they communicate and interact with other parties in the construction site effectively?
- Did they keep the site tidy?
Of course, you should hire a builder who has solid experience of the work you are expecting them to carry out — a stone wall is quite different from a bathroom renovation or new kitchen. Any good builder should also be able to demonstrate a sound, up-to-date knowledge of current building codes and regulations
Mistakes to Avoid When Choosing a Builder
Most people spend more time choosing their new furniture than planning for a new home. The sad fact is that there are too many people in the construction sector willing to take advantage of this situation. How can you avoid this when choosing a builder for your project?
There are no official builders’ qualifications or certifications that builders should possess in order to call themselves ‘a builder’. Furthermore, far too many people choose a builder based on quotes that have a lot of important parameters missing and that are not transparent. Yet, no matter how detailed and exhaustive their drawings may appear or how many testimonials are available, there will generally be a lot of things to consider. That is why at ARENCOS we recommend you choose your builder carefully.
When choosing a builder, you have to take note that builders have different expertise and skills. Some builders specialize in building new homes, some specialize in renovating, while others specialize in sustainable buildings. Additionally, assuming that the cheapest quote is the right price is wrong.
Are all the sub-contractors insured?
Without workers’ compensation and liability insurance, you can be sued for future accidents that are not your fault. What if a worker falls off the roof and breaks an arm? If he is covered by workers’ compensation, the insurance company will take care of his medical expenses and pay him until he recovers and return to his work. The law would also prevent him from suing you.

Leading Sustainable Development
Choosing & Working with Builders in Crete
2. DETERMINE WHAT YOU WANT
Start your research by first determining what do you expect out of your builder. What are your top priorities for your new house in Crete? What are the options, alternatives and what are the non-negotiables?
Ask yourself (before start searching for a builder in Crete):
- What are my views on the quality of building materials vs. overall construction (or renovation) cost?
- Am I willing to compromise on the dimension or layout of my new house?
- Is my budget strict, or there is some degree of flexibility in either direction?
- Do I know where in Crete I want to build?
- Do I know the building regulations and how they may affect my initial plans?
- Next, you need to ask yourself, ‘what do I expect from your builder during the entire project life-cycle and after project completion?’
How often do I expect communication, project status reports and updates? - What kinds of service contract (warranties and penalties) do I expect to see?
- How much control do I want over the personalization of my house details, standards and appliances?
Choosing & Working with Builders in Crete
3. DO YOU NEED A SPECIALIST OR JUST A GENERAL BUILDER?
Typically, there are two types of builders, one who has an exceptional team of craftsmen and who is dedicated to applying your ideas to the construction without hesitating to inform you about the potential risks – if any and one who has worked with several projects of similar design and budget.
For example, a good builder is perfectly capable of building out an exterior wall. You can, of course, go to an engineering firm, and they, too, may do a great job.
However, is your builder experienced enough to build your swimming pool according to the latest construction standards?
The most important thing is NOT to find someone who will do good work for the right price but who is highly organized, can manage risks and produce exceptionally high-quality work and meet the deadlines.
There are pros and cons to both and that’s why it’s important to do your homework first.
Choosing & Working with Builders in Crete
4. DO YOU HAVE AN ARCHITECT/ENGINEER SUPERVISING THE WORKS?
In the property market of Crete, it is a common practice for property owners to hire an architect or a civil engineer to draw up plans and supervise and manage the construction project.
ARENCOS architects and engineers are famous for their keen eye for design, sustainability and people-centric strategy. Moreover, our highly skilled and professionally trained to turn your aspirations into reality. They will guide you through the design, planning and construction and with inventive ideas to solve even the most complex design problems.
Our team has the expertise to guide you through the intricacies of obtaining all the necessary consents including Planning Permission – Building Regulations approvals. Furthermore, during project construction, you have someone on your side who can guide you through the legislation, regulations and contractual processes.
Whether it’s a modern extension in Chania Old Town or in one of the charming villages of Apokoronas, a period restoration or a new building in Agia Marina or Akrotiri area, our integrated thinking, professionalism and ethical performance will help you to realize and even exceed your aspirations.
Moreover, bear in mind that questions will almost certainly always come up throughout the entire project life-cycle. It is also common that the initial specifications that your architect or engineer has drawn may not actually be achievable due to materials availability, new regulations, environmental permits, site accessibility, etc.
This kind of uncertainty can also impact the deadline of your project and it is likely to influence your budgeting decision.
To ensure Quality, Integrity and Sustainability for our projects we impalement the provisions of the International Federation of Consulting Engineers standard ( FIDIC).

Do I Need an Architect or Structural Engineer?
Transform residential – commercial projects through best-in-class approaches in design, strategy, construction management, risk management, capital-expenditure optimization, supervision and operational excellence.
Unless you are familiar with residential project constructions before, you might find yourself confused by the list of professionals your extension or conversion might need for your next project in Crete.
Especially when it comes to structural engineers. While many people are familiar with the architectural services and responsibilities of an architect, structural engineers have yet to make their way into popular culture.
However, which one do you need? Both? One? Neither?
If you want some clarity, here’s everything you’ll need to know.
Is Renovating a House Cheaper Than a New Build?
Choosing & Working with Builders in Crete
5. THE SECRET OF SUCCESS: DO THEY SHARE YOUR VISION?
A vision gives project participants – including builders a reason for contributing. It makes clear the main purpose of the construction, mitigates risk, removes confusion, unites teams involved and motivates everyone to achieve better results.
According to a recent survey conducted by ARENCORES – our real estate firm in Chania, Crete, the biggest reason construction projects don’t get done is due to the enormous amount of energy it takes to share the vision of the owner or the investor on the daily operations.
Publicize and internalize your core values.
When your builder understands and internalizes your vision, you provided him with the clarity on how he should operate to succeed, which leads to an increase in productivity and project completion.
Sitting down with your builder to go through plans, and materials and sharing your vision will help in them realise your vision and be on board with making it a reality.
Choosing & Working with Builders in Crete
6. DO THEY (BUILDERS & WORKERS) HAVE ALL CORRECT AND VALID INSURANCE (IKA)?
Accidents can happen unexpectedly, and sometimes the people involved get hurt. It’s significantly important you are confident that the builder you choose follows safe work and ethical practices.
Ask your builder for his Public Liability insurance record and ensure he has all relevant insurances that cover all workers that will be on-site.
It used to be the case that any work by whomever, including small repairs and all complete renovation works, officially had to be assessed for IKA and the relevant payments made. You should get approval for all works even adding an open pergola with a tiled roof (it is a common practice for some owners to make extra living space by modifying such structures – This is totally illegal.).
IKA fees can add about 6.0 – 9.0 per cent to the total cost of the construction works.
What is I.K.A. (EFKA)?
IKA is the largest Social Security Organisation in Greece. It covers 5,530,000 workers and employees and provides 830,000 pensioners with retirement pension.
IKA covers those in dependent employment in Greece or abroad for an employer who is based in Greece, as well as those who offer full-time or part-time personal labour on commissioned work agreements and are not insured with any other Main Insurance agency.
IKA also covers certain groups of people who offer their labour to various employers at various times and whose insurance is realized through their Unions or Insurance Associations, (e.g. porters, news-stand vendors, slaughterhouse workers etc.) or through special provisions (e.g. exclusive nurses).

Do I Need a Contract With my Builder?
You should always enter into a written agreement with any worker involved in your project including your builder so that everybody fully understands his/her responsibilities.
A good builder’s contract should include:
• Details of all parties that the contract involves.
• A concise summary of the works to be carried out.
• Important documents to be referred to (the agreed quote, your project requirements and specifications, schedule of works, plans and drawings, etc.).
• Details of who has responsibility for which elements of the building work.
• Details of certain building regulations and requirements.
• Site facilities, health and safety requirements.
• Full details of the agreed costs — including rates for extras and overruns.
• Start and completion dates.
• Payment terms and retention conditions.
• Warranties and guarantees that have been pre-arranged.
• Any additional conditions, such as insolvency, overruns due to weather conditions, etc.
Should a builder ask for a deposit?
It is quite common for builders in Crete, Greece to ask for deposits before starting a major job — this is to cover materials they need to order, equipment needed and health and safety infrastructure.
Requests for deposits may vary. A 20% deposit is reasonable but you should not pay more than 30%. You should probably walk away if you’re asked for 70% or even more upfront.
If you have asked for any custom-made elements, such as timber windows, you should expect to pay a deposit for these, too. Ensure you get receipts for all deposits paid.

Recommended Questions You Should Ask
- How many years have you been in business, and how many homes have you built?
- Are licensed and insured?
- What contractors do you use?
- What features are included in the price?
- Can you provide testimonials from previous home buyers?
- Are you ‘active’ in my area?
- Can I tour one of your homes currently under construction?
- What agreements do you have between you and subcontractors?
- Will you be sent photos of progress of my house in Crete, and who will I talk to if it is necessary?
- When would the job start, finish and who advises you of any delays?
- How and when will the final cost of my home be determined?
- What are the energy-saving features of the homes you build?
Things to Do
- Make sure you feel comfortable with the builder. It is important to have open and honest communication so that any problems you strike along the way can be solved as quickly and easily as possible. To get the best out of the relationship there needs to be trust and respect between you.
- Make sure the builder is asking questions in order to understand your vision and the project itself.
- Get everything in writing, don’t rely on verbal agreements.
- Ensure you have enough finance to complete the project and deal with any additional costs.
- Ask for a contract.
Final questions to help you choose
the right builder in Crete, Greece.
Once you’ve found at least two builders whose written quotes you are happy with, be sure to ask them the following questions before making your final decision:
1. Do they have insurance?
Always ask to see legit insurance certificates, including one that shows public liability cover.
2. When can they start?
Good builders are often fully booked for six months in advance. Plan ahead and ask your preferred builder when they can start working for you.
3. What are their main supervision responsibilities?
Some builders in Crete can take some important supervision work, saving you time and hassle. Decide if you want your builder to take overall control of your project, or to manage certain parts of the project, and make it clear who’s responsible for each task and when should deliver the works agreed.
4. What happens when the work is complete?
Confirm when you can expect to receive any warranties and/or product instructions. Diligence is another sign of a professional builder. Make sure that your builder will inspect with you all the works upon project completion and that they’ll come back to fix any issues such as faults and problems that you identified after the work is completed.
An agreement to address potential problems should be outlined in your contract.

There are no formal builders’ qualifications that builders should possess in order to call themselves ‘a builder’. That is why we recommend you choose a builder from a trusted source, to avoid the risk of rogue traders.
Help & Information
NEXT: Understanding the Design & Build Process
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