The New Build Checklist That Keeps Your Budget Under Control In Barnet
- Tim Gjana
- Jan 4
- 5 min read
A Barnet new build can be one of the most rewarding projects you ever take on, but it is also one of the easiest places for costs to creep up. The problem is rarely one dramatic mistake. It is usually a series of small decisions, late selections, missing allowances, and avoidable delays that add up quickly.
Tim Gjana, director of TNK Construction, a North East London based construction company, has spent over two decades in construction and has delivered more than 150 projects across London. TNK Construction Ltd has been established for more than 17 years, with a team of CITB accredited builders and joiners focused on clear planning, controlled delivery, and strong workmanship.
Barnet new builds and where costs creep in
Barnet projects often come with a specific mix of budget pressures. Planning conditions can create extra steps that must be discharged at the right time. Building control inspections must be sequenced properly so the programme does not stall. Access and logistics can be tight, and neighbour sensitivities can limit working methods, delivery times, and storage.
The aim of this new build checklist Barnet guide is simple. It is designed to reduce surprises, reduce variations, and reduce delays that inflate cost. It also shows how TNK Construction Ltd approaches new build budget control Barnet clients care about, with practical checkpoints that match real build stages.
Bespoke build, controlled budget, what it really means
A bespoke new build Barnet project does not have to mean unpredictable spending. It should mean a home designed around the way you live, while still being engineered and delivered with discipline.
For an owner occupier new build, budget control is about locking key layout decisions early, so you do not pay twice for redesign and rework. For small developer new builds, budget control is about buildable details, durable specifications, and a programme that protects cashflow and reduces defects at handover.
Tim Gjana says, The most expensive changes are the ones you make after you think the price is fixed, the right time to control cost is before you start on site.
The Barnet new build budget checklist
Checklist one, scope and allowances
The biggest reason a quote fails is not dishonesty, it is ambiguity. If you want a custom home build Barnet project to stay on budget, you need scope clarity that is written down and understood.
Confirm what is included from day one, including groundworks, drainage, scaffolding, waste removal, welfare, and temporary works. Confirm utilities connections and any diversions.
Confirm the basics of external works so you are not forced into rushed decisions later.
Confirm what is excluded, including professional fees, surveys, client supplied items, and third party approvals. Then make allowances transparent. Provisional sums should be explained clearly, minimised where possible, and aligned to realistic market costs.
A strong opinion that will save you money is this. If a contractor cannot explain allowances in plain English, you will not get real new build budget control Barnet results.
Checklist two, planning and building regulations
Convert planning conditions into actions, with responsibilities, deadlines, and evidence required. This turns planning from a risk into a managed workflow.
Confirm your compliance approach, including the building regulations route and an inspection plan that aligns with programme milestones. A building control surveyor will often say that missed inspections can cost twice, once in delays, then again in opening up work to prove compliance.
Avoid cost triggers by removing avoidable uncertainty. Late approvals can force redesign. Missed sign offs can stop progress. Both create extra prelims, extra labour, and extended hire periods.
Checklist three, procurement and selections
Procurement is where many Barnet builds lose time and budget. Identify long lead items early, including windows, steels, kitchens, bathrooms, and flooring. If you do not plan lead times, the programme extends, and your fixed site costs keep running.
Freeze key decisions at the right time, so first fix work is not compromised. Openings, glazing sizes, roof details, and layouts should be fixed before key trades start.
Control changes with discipline. Variations should be priced and signed off before instruction. This protects you from a slow drip of untracked spend.
Checklist four, delivery controls
Delivery control is where good intentions become real outcomes.
Cost control needs itemised scope, regular cost visibility, and a strict variation process.
Programme control needs clear milestones, sensible sequencing, and inspection points built in.
Quality control needs stage checks for concealed works, plus a clear snag plan so handover is calm.
How TNK uses this checklist on site
TNK Construction Ltd uses a structured three stage process that keeps responsibility clear and communication consistent.
During Initial Assessment, the team runs a consultation, site visit, and a formal proposal that sets scope, early costs, and realistic timelines.
During Construction, planning is coordinated with architects and engineers where required, and the build is managed to protect safety, quality, and programme. Quality checks happen throughout so issues are dealt with early, not hidden until the end.
During Post Construction, a final inspection confirms standards and building regulations compliance, handover documentation is provided, and follow up support is available for minor adjustments.
This is not theory, it is how TNK has delivered complex work across London, including the Richmond six flat project delivered within its timeframe, and a Victorian refurbishment in Islington completed ahead of schedule.
Proof matters, project examples you can review
If you are comparing new build contractors Barnet clients might shortlist, evidence should be easy to see.
The Richmond Project Spotlight shows a six flat development delivered over an 18 month programme.
The Islington case study shows a period property transformation completed ahead of schedule, including restored original flooring and high quality finishing.
Discover more about our construction process.
FAQs
What is the first step for budget control on a Barnet new build?
Start by locking scope and performance requirements before pricing, especially structure and the building envelope, then make allowances explicit and realistic.
What are the biggest causes of budget overruns?
Unclear scope, late design changes, underestimated groundworks and utilities, and procurement delays that extend site costs.
How does TNK avoid cost shocks during construction?
By itemising scope, keeping allowances transparent, pricing variations before instruction, and planning inspections so the programme keeps moving.
Can TNK support both owner occupiers and small developers?
Yes, the checklist approach applies to both, with more focus on comfort and layout priorities for owner occupiers, and more focus on repeatable buildability and defect reduction for small developers.
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