And despite the fact that there are more young people doing apprenticeships now than ever before (30,000 this year compared to 12,000 a decade ago), there's still a massive shortage of skilled tradespeople, due to the recent building boom, all of which plays into the hands of unscrupulous 'cowboys' who are only too ready and willing to step in.

But with exorbitant levels of stamp duty, ever-increasing mortgage interest rates, and a slowing property market, more people are choosing to improve or extend rather than trade up, meaning that good tradespeople will be even harder to come by. Added to this, the last of the SSIAs mature this month, which will undoubtedly result in a frenzy in attic conversions, extensions, new windows and extra bathrooms.

Finding a reputable tradesperson "The only absolute way to know the quality of your tradesperson's work is by asking them to show you a previous job.

And if there isn't at least one person who will vouch for their work, steer clear, " advises Steve Guerin, managing director of tradesmenireland. com and the Sunday Tribune's Doorstep Doctor.

"There's a lot of room for improvement in the building trade in Ireland. I do a lot of snagging of new homes and some of them are appalling. The trouble with buyers is that they just see a house, and like it without even thinking about its construction or standard of workmanship. In one of the houses I recently snagged, the floors were so uneven, there was no way that the owner could lay a timber floor if they wanted to, " explains Guerin.

But if people are willing to put up with poor standards of work both in the new and secondhand housing market, then there's little pressure on tradespeople to shape up, " says Guerin, adding that if the big builders get away with poor work standards, then why should individual tradespeople expect to have higher standards.

"Get at least three quotes for any job, so you get a fair idea of what you should be paying, " he says. And when you finally settle on someone for the job, you should have everything in writing, so that there's no confusion later on about what the builder/tradesperson said they'd do and what they wouldn't do.

Homeowners should also have in writing that the builder or tradesperson is responsible for the clean-up afterwards.

"The problem is that different people have different standards."

According to the European Consumer Centre (ECC), homeowners should be very careful about employing someone who is not a member of the National Guild of Master Craftsmen, (NGMC). If your tradesperson is certified you have a much better chance of knowing that they are properly trained. And the fact that their business details are on a website means they are registered, tax-paying individuals with a proper business address and contact number in the event of anything going wrong. Check out whether tradespeople are members of the National Guild of Master Craftsmen on www. nationalguild. ie.

Be wary of employing contractors in an "unofficial capacity", says the EEC, as you may not have any comeback if things go wrong. They also warn against engaging someone who comes to the door, and the only contact you have for them is a mobile number. But most important, you have no legal protection if you enter into a contract with a company that is not legitimate or if you buy a service from somebody who is not acting in the course of a business.

What to do when things go wrong Unfortunately, even if you've been cautious about employing someone for building work, things can and do go wrong, but according to the EEC, consumers are protected under the Sale of Good and Supply of Services Act 1980, which says that service providers must have the necessary skill to provide the service, the materials used must be sound, and the service should be provided with due care and diligence. If your household job doesn't live up to this, you're entitled to either 'repair, replacement or a refund'.

Ultimately if things go wrong with building work, the homeowner should firstly complain to the tradesperson involved, know what you're entitled to in terms of the work agreed and ask for it.

If things aren't resolved, then write a clear letter of complaint outlining your concerns, keeping a copy for yourself, and then post it by registered mail, so there's no excuses about not receiving it. Your letter should also include any documentation, sales brochures, etc, that promised a certain standard of work.

Any phone calls made to the tradesperson should be noted, including the time, date and outcome. Get an independent assessment of the work by another tradesman, and then lodge a complaint with the relevant body governing that particular trade. T The Small Claims Court will take action against a tradesperson, if the work costs less than 1,270, but for bigger jobs that go wrong, you need to contact a solicitor.

Public liability insurance As yet, tradespeople are not obliged to have their own public liability insurance, although most reputable ones do, including anyone registered with the NGMC and Register of Electrical Contractors in Ireland (RECI). This is a really important question to ask tradespeople coming into your home, particularly for roofing or big building jobs, because if they fall or have an accident on your property, you may find yourself being sued!

How much should I pay?

The only real way to get a price for a job is for the relevant tradesperson to visit your home, assess the job, take measurements, check out what materials are needed and determine how long the work will take.

However, onlinetradesmen. com, a free website which has the backing of the NGMC, provides an average pricing index on its website, which gives a pretty good idea of what to expect. For instance, expect to pay around 160 per square foot for a side extension comprising new kitchen/dining room, and around 150 per sq ft for a new build.

Expect to pay anything from 1,600 upwards to rewire a house, while tiling should set you back in the region of 20 per square yard. Onlinetradesmen. com will give you a quote in 48 hours, and all tradespeople registered with it are members of the NGMC. Tradesmenireland. com will also give you an online quote, if you post a job with it.

But whatever fee you settle on, avoid paying a tradesperson by the day, as this could lead to trouble if a job takes longer than expected. It's always best to settle on an overall price and don't forget to get it in writing.

WHO TO CONTACT
Electricians >>Governing body: Register of Electrical Contractors in Ireland (RECI); www. reci. ie & Electrical Contractors Safety and Standards Association (ECSSA); www. ecssa. ie
>> Average cost: about 35 to 40 per hour
Plumbers >>Governing body: no governing body for plumbers but Bord Gais has a list of competent gas-installers, and the NGMC also has registered plumbers; www. bordgais. ie
>> Average cost: about 65 per hour
Builders
>> Governing body: Construction Industry Federation: 01 406 6000; www. cif. ie
>>Average cost: about 150 to 160 per sq ft
Flooring >> Governing body: no specific body
>> Average cost: 25 per sq yard for semisolid flooring and around 35 to 40 for solid wood
Tiling >>Governing body: no specific body
>> Average cost: 20 to 25 per sq yard Specialist trades The Irish Georgian Society (www. igs. ie) provides a list of specialist tradespeople such as stained-glass artists, stonemasons, thatchers, stone carvers, decorative plasterers, and builders, bricklayers, plasterers and roofers who specialise in conservation projects Trades-related websites www. onlinetradesmen. com www. tradesmenireland. com www. nationalguild. ie www. pickapro. ie www.findatradesman. ie