Most builders are honest professionals who take pride in their work. However, carrying out a few simple checks before hiring someone can dramatically reduce the risk of disputes, poor workmanship, and unfinished projects. This guide explains the key checks every homeowner should make before employing a builder.
1. Research the builder thoroughly
Don’t rely solely on a recommendation from social media or a single online review. Take time to research:
- Their website.
- Google reviews.
- Independent review platforms.
- Social media pages.
- Local recommendations.
- Public business information.
Look for consistency across multiple sources rather than making a decision based on one review alone.
2. Verify the business details
If the builder operates as a limited company, search for them on Companies House. Useful information includes:
- Company registration number.
- Registered office address.
- Date the company was incorporated.
- Directors.
- Filing history.
- Whether previous companies have been dissolved.
If they are a sole trader, ask for their trading address and full contact details. Professional businesses should have no issue providing this information.
3. Ask for recent references
A reputable builder should be happy to provide references from recent customers. When speaking to previous clients, consider asking:
- Was the project completed on time?
- Was the final cost close to the quotation?
- Was communication good?
- Were any problems resolved professionally?
- Would you hire them again?
References from projects completed within the last year are generally the most useful.
4. Look at previous work
Whenever possible, ask to see photographs of completed projects or, with permission, visit previous work. Pay attention to:
- Overall quality.
- Attention to detail.
- Finishing standards.
- Similarity to your own project.
Experience with projects like yours can be an important advantage.
5. Obtain at least three written quotations
Never hire the first builder you speak to without comparison. Getting multiple written quotes helps you:
- Understand the market price.
- Compare different approaches.
- Identify unusually low quotations.
- Ask informed questions.
The cheapest quote is not always the best value.
6. Make sure the quote is detailed
A professional quotation should clearly explain:
- What work is included.
- Materials to be used.
- Labour costs.
- Estimated timescales.
- Payment schedule.
- Any exclusions.
Vague quotations often lead to disputes over what was or wasn’t included.
7. Ask about insurance
Before work begins, ask whether the builder has appropriate insurance. Depending on the project, this may include:
- Public liability insurance.
- Employers’ liability insurance (where applicable).
- Contract works insurance.
Insurance helps protect both the builder and the homeowner if something unexpected happens.
8. Use a written contract
Even relatively small projects benefit from having a written agreement. A contract should cover:
- Scope of work.
- Start date.
- Estimated completion date.
- Payment milestones.
- How variations will be handled.
- Guarantees or warranties.
- Procedures if delays occur.
A contract provides clarity for everyone involved.
9. Agree a structured payment schedule
Payments should normally be linked to completed stages of work rather than calendar dates. For example:
- Initial deposit.
- Foundations completed.
- Structural work completed.
- Roof completed.
- First fix completed.
- Final completion.
- Final payment after agreed snagging has been addressed.
This helps maintain fairness throughout the project.
10. Avoid paying the full amount upfront
While a reasonable deposit is often perfectly normal, be cautious if you’re asked to pay most or all of the project cost before work begins. Professional builders generally understand why staged payments protect both parties. Always ask what any upfront payment is intended to cover.
11. Check communication
Good communication before the project often reflects how communication will be during the project. Ask yourself:
- Do they respond promptly?
- Do they answer questions clearly?
- Do they arrive on time?
- Are quotations delivered when promised?
Professional communication builds confidence.
12. Confirm Building Regulations and permissions
Ask who will be responsible for:
- Building Regulations applications.
- Building Control inspections.
- Planning permission (if required).
- Structural calculations.
- Completion certificates.
Clarifying responsibilities early helps prevent confusion later.
13. Understand how changes will be managed
Construction projects sometimes change as work progresses. Before work starts, agree how:
- Additional work will be priced.
- Variations will be approved.
- Timescales may change.
- Unexpected structural issues will be handled.
Agreeing this process in advance can prevent disagreements.
14. Search for previous complaints
Before hiring, search online using:
- Builder’s name.
- Company name.
- Director names (where appropriate).
- Previous trading names.
You may discover useful public information, including reviews, news articles, court judgments, or consumer reports that help you make an informed decision. Remember to consider the overall picture rather than relying on a single complaint.
15. Trust your instincts
Sometimes there isn’t one major warning sign — just a number of smaller concerns. If you feel pressured, uncomfortable, or uncertain:
- Ask more questions.
- Seek another quotation.
- Take more time to decide.
Choosing the right builder is worth waiting for.