Most building disputes are not about bad workmanship. They start with a price that was never complete, a start date that was never realistic, or nothing written down. You can avoid most of that by asking the right questions before you choose.
Check who they really are
- A real address. A yard or office you could visit, not just a mobile number.
- A limited company you can look up on Companies House, or a sole trader with a clear trading name and address.
- Memberships you can verify. The Federation of Master Builders and TrustMark both vet members and have their own complaints processes. Check the builder on their websites, not just a logo on a van.
- Insurance. Ask for proof of public liability and, if they employ people, employers liability.
Look at real work
Ask for photographs of jobs like yours, and ask whether you could speak to a past client or see a finished project. A builder who is proud of their work will be happy to arrange it. Read reviews across more than one site and look at what people say about communication and tidiness, not just the finish.
What a proper quote looks like
A single number on one page is not a quote you can compare. A good quotation is itemised: groundworks, structure, roof, windows and doors, electrics, plumbing, plastering, finishes. It says what is included and what is not, and it lists provisional sums for anything that cannot be priced until the job is open.
When you compare quotes, compare them line by line. The cheapest total often turns out to be the one with the most left out.
Get it in writing
- A written contract, such as the FMB or JCT contracts for homeowners, setting out the work, the price, the programme and how changes are handled.
- A payment schedule tied to stages of the work. Be wary of anyone asking for a large payment before they start.
- A realistic programme, with a start date and an estimated finish.
- Details of any guarantee, and whether it is insurance backed. An insurance backed guarantee protects you even if the builder stops trading.
Building control and paperwork
Ask who is responsible for building control. A good builder notifies them, books the inspections and makes sure you receive the completion certificate at the end. You will need it when you sell.
Warning signs
- Pressure to sign quickly, or a discount that expires tomorrow.
- Cash only, or no VAT on a large job from a builder busy enough that they should be VAT registered.
- No written quote or contract.
- Vague answers about who will actually be on site.
- A start date that is suspiciously soon for a good builder.
Communication
You will be dealing with your builder every day for weeks or months. Notice how they communicate before you sign. Do they call back when they say they will? Do they explain things clearly? The way they handle the enquiry is usually the way they handle the job.
You can read more about who we are and the team, or what our clients say.
