The Onis Way

The Onis Way^TM provides a proven process by which your home refurbishment project can be delivered whilst ensuring you receive maximum value for money, minimum risk and stress, and within as short a time frame as possible. The level of involvement you want to have as well as what you want to do with your home will determine which stages of the Onis Way will be undergone. Be assured, The Onis Way can be adapted to accommodate any refurbishment project, especially yours!

The key five stages are below. Click on the titles for a full description of each:

Stage 1: Introduction

Customer enquiry received and initial Client meeting conducted.

Stage 2: Agreement

Proposal and Ballpark sent to customer. Client agreement, instruction received, pre-construction signed.

Stage 3: Surveys

Dimensional, structural and damp proof surveys conducted.

Stage 4: Design

Outline design and initial talks with statutory authorities

Engineers' design established, coordination with architect

Party wall surveyor services engaged

Detailed design conducted

Construction estimate provided

Planning application submission

Interior design brief produced and Interior design estimate provided

Build contract signed (JCT minor works with contractors design)

Stage 5: Refurbishment

Mobilization of resources - Construction - valuations 1-15, 50% retention paid and finally, full retention paid.

Stage 1 - Introduction

• Once we receive your enquiry, we will take your brief and arrange for the most appropriate member of our team to visit you.

• On meeting with you they will discuss your ideas and offer suggestions and advice.

Stage 2 - Agreement

• Within a few days our Quantity Surveyor will present you with a Ballpark figure, giving you a rough idea of the cost and the stages we think your project could follow.

• Once you have had chance to review the Ballpark, we will discuss options with you and if needed help you achieve your budget. Only once you are happy, and upon your agreement and instruction, we can move forward.

Stage 3 - Surveys

• The next stage involves carrying out preliminary research in to your property. If your project is a very large refurbishment we may suggest we carry out a dimensional survey to ensure everyone has consistent drawings to work from.

• Depending on how healthy your home is, we may suggest carrying out a structural survey as well.

• Again, a damp proofing survey may be needed too. Our specialists can carry this out for you.

Stage 4 - Design

• The exiting part - in tandem with any surveys that need doing we can start the design process. This begins with a concept which includes our interpretation of your ideas and our technical advice being presented as 3D visual concepts. These are intended to help you visualize what can be achieved with your home. An image sometimes speaks louder than words.

• And, if we think your project may need planning permission, we will commence talks with your local planning department so as not to waste any time - and to increase the chances of getting permission for what you really want.

• During this time we may carry out an engineers' design, especially if your project involves structural alterations, we will also talk to building control on your behalf. It is at this step of the process that we may also engage party wall surveyor services on your behalf. This is good practice even if you and your neighbors get along like a house on fire.

• Throughout all of this our QS will be carrying out a cost management exercise on all the developments in design, engineering and planning so that they work together to achieve your goals whilst remaining within your budget and achieving you value for money. So, no nasty surprises around the corner.

• Now, once we have all agreed on the schedule of work we will submit your planning application and start to produce a detailed design. It is now where you can refine your choice of kitchens, floors, tiles etc. Our designer can be with you throughout this process to help advise you in your choices.

• Once the detailed design is complete you will be presented with a full Fixture and Fitting list showing exactly what is going to be installed.

• Finally, once we have planning permission and you are happy with the schedule of work, we will create a programme and final estimate.

• Once you are happy with that we can sign a contract. We use a standard JCT minor works contract with contractors design but are happy to look at other options with you.

Stage 5 - Refurbishment

• Now there begins a flurry of activity that you are blissfully unaware of, namely mobilization of trades, sub-contractors and suppliers.

• Depending on what finance options you have chosen you may pay a small float here, in advance of work carried out.

• Then on an agreed date the construction commences and your home refurbishment becomes a reality. At this point a Not For Sale sign may appear outside of your home, with your permission of course.

• Throughout the project our QS will conduct periodic valuations to determine the value of work that has been carried out, these may be fortnightly or monthly depending upon what has been agreed. These valuations determine how much you are invoiced at each stage.

• If you change your mind at any time regarding any aspect of the works, say you found another tile or kitchen work top, you just fill in a variation order form and our project manager will take care of the rest.

• Our project manager may also request a periodic project meeting with you so as to inform you of progress and any changes to the cost or programme as a result of variations. These meetings will be minuted and sent out to you for your records. once your project is complete we will ask you to pay 50% of the retention amount that was kept back by yourself for an agreed period to cover defects.

• After the defects period is over the remainder of the retention is paid, and remember, as our workmanship is guaranteed. For 12 months you can call us in to change any defects arising from our workmanship and feel no guilt whatsoever.

• We also provide an after care service so if you need another coat of paint or a door handle changed all you have to do is call.

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