Hiring the wrong builder can turn your dream project into a nightmare. Before you sign anything, make sure you've asked these ten questions. They could save you thousands of pounds and months of stress.
1. Can I See Examples of Similar Work?
Any established builder should have a portfolio of completed projects. Ask specifically for work similar to yours - if you want an extension, seeing their bathroom installations isn't much help. Better still, ask if you can speak to previous clients or visit a completed project.
2. Are You Insured?
This is non-negotiable. Ask to see certificates for:
- Public liability insurance (covers damage to your property and third parties)
- Employer's liability insurance (if they have employees)
Don't just take their word for it - ask to see the actual documents and check they're in date.
3. Who Will Actually Be Doing the Work?
Some builders quote personally then send a team you've never met. Find out who'll be on site day-to-day and who your main point of contact will be throughout the project.
4. What's Your Realistic Timeline?
Beware of timelines that sound too good to be true. A builder promising to complete an extension in four weeks when others quote eight is either cutting corners or over-promising. Ask what could cause delays and how they'd handle them.
5. What Exactly Is Included in the Quote?
Get a detailed breakdown. Vague quotes like "extension as discussed - £45,000" are asking for trouble. You need specifics: foundations, walls, roof, windows, electrics, plumbing, plastering, decoration. What's included and what's not?
6. How Do You Handle Changes?
Almost every project has some changes along the way. How does the builder handle variations? Do they provide written quotes for additional work before proceeding? This should be clear from the start.
7. What's the Payment Schedule?
Never pay large sums upfront. A reasonable schedule might be:
- 10-20% deposit on signing
- Staged payments tied to completed milestones
- Final payment (5-10%) on completion and snagging
Be very wary of anyone asking for 50% or more before work starts.
8. How Do You Handle Problems?
What happens if something goes wrong? What's their complaints procedure? Do they offer a guarantee on their work? A confident builder won't be offended by these questions - they'll have clear answers.
9. Will You Handle Building Regulations?
Most significant building work needs building regulations approval. Will the builder arrange inspections and obtain sign-off? This is important - without proper sign-off, you could have problems selling your home later.
10. Can I Have Everything in Writing?
A professional builder will provide a detailed written contract covering scope of work, timeline, payment terms, and what happens if things change. Never rely on verbal agreements, however trustworthy someone seems.
Trust Your Instincts
Finally, trust your gut. If something feels off - they're evasive, pushy, or dismissive - walk away. There are plenty of good builders out there. We'd be happy to answer all these questions and more. Call 01732 905968.