Questions to ask before hiring a builder

Hiring a builder is one of the bigger decisions you'll make as a homeowner. An extension, loft conversion or major renovation can run into tens of thousands of pounds. The good news: a few sharp questions up front will tell you a lot about who you're dealing with, and save you grief later.

Before you even get a quote

Be ready to describe the job clearly. The more specific you are, the more accurate the quotes, and the easier it is to compare them like for like. Have a rough budget in mind, and decide what's a "must-have" versus a "nice-to-have."

Questions about the business

• How long have you been trading, and is the business limited or a sole trader? Longevity isn't everything, but it's reassuring.
• Can I see examples of similar jobs you've done? Photos are good; a chat with a past customer is better.
• Can you give me two or three recent references? Then actually ring them.
• Are you a member of any trade body (e.g. Federation of Master Builders, TrustMark, or a Competent Person Scheme for the relevant work)?

Questions about insurance and protection

• Do you have public liability insurance? Ask to see the certificate. £2m+ cover is standard. (See our guide on tradesperson insurance.)
• Will you take out the necessary building control / Building Regulations approval, or is that on me?
• Who's liable if something goes wrong or a sub-contractor causes damage?

Questions about the quote and money

• Is this a fixed-price quote or an estimate? A quote is a firm price; an estimate can change. (See our guide on quote vs estimate vs invoice.)
• What exactly is included, and what isn't? Watch for "extras" like skip hire, scaffolding, making good, and waste removal.
• What's the payment schedule? Reasonable builders take staged payments tied to milestones. Never pay the full amount up front, and be wary of large deposits. A modest deposit for materials is normal, but most of the money should follow the work.
• What happens if costs run over? Agree how variations and unexpected work will be priced and approved.
• Will you give me a VAT invoice? If they're VAT-registered, the price should be clear on VAT.

Questions about the work itself

• When can you start, and how long will it take? Get a realistic timeline in writing.
• Will it be you and your own team, or sub-contractors? Either is fine, but you want to know.
• How will you keep the site safe and tidy?
• What guarantee or warranty do you offer on the work? Get it in writing.

Red flags to walk away from

• Pressure to decide on the spot, or "cash only for a discount."
• A quote that's much cheaper than the others (usually means corners cut or extras coming).
• No written quote, no contract, no insurance, no references.
• Demands for a large up-front payment before any work starts.

Get it all in writing

Before work begins, you want a written contract or agreement covering the price, the scope, the timeline, the payment schedule and the guarantee. It protects both of you.

Find a builder near you

A good builder is worth their weight in gold, and worth taking the time to find. Browse local builders on GotAPal, read genuine reviews from homeowners nearby, and message a shortlist directly to get your quotes.