You are here:

How to choose a builder?

How to choose a builder?

We’ve all heard scare stories of ‘cowboy builders’ who win work and leave the job unfinished. But the vast majority of builders are honest and hard-working. Here are our ten top tips to help prevent your dream home extension turning into a nightmare. 

References from previous customers

You can’t beat a personal recommendation from someone you trust who has recently hired a builder. If you can’t get a personal recommendation, visit two or three examples of similar work they have done. Get contact details for the people they did work for. It’s best to get in touch in case the references aren’t  genuine. Ask relevant questions. Are past clients happy with the quality of workmanship? Were there any problems? Was the work done to budget and on time? A reputable builder should be happy to show past work and for you to check references.

Ask other professionals

Local professionals, such as architects and surveyors, will have experience of working with different builders in your area. They should be able to recommend trustworthy contractors with the skills and experience for your project.

How to choose a Builder

Good working relationship.

It’s important to get along with your builder. They might be working in your home for many months. Being able to communicate with them easily will help sort out any problems that may arise later. Ask who will be on site on a day to day basis as it might be different to the person bidding for the work if it’s a large company. If you are not comfortable with a contractor, don’t hire them, says Citizens Advice. “You can always find someone else to do the work.”

Prepare a brief

Don’t be too quick contacting a builder. It’s best to prepare a written brief, including detailed drawings if possible, to be clear and specific about what you want done. Have a structural engineer do the calculations, before you ask for prices. Be clear about any timescales. Give copies to each builder who quotes for the work.

Compare prices

When you have a shortlist of builders, ask at least three to quote for the same work. A quote is a promise from the contractor to do the work for a fixed price, so you know how much it will cost. Comparing quotes will help you get a fair price. Make sure you get a quote and not an estimate, warns Citizens Advice. “An estimate is just a rough guess, so you could end up paying a lot more.”

Visit our sister site, Local Architects Direct to get contact details for Builders in your local area

When you say yes to a quote it is legally binding whether or not you have signed an agreement. But getting it in writing means you can check what has been agreed and it is there in black and white if there is a dispute later.

The written quote should include: a fixed total price (not a daily rate); breakdown of all the work to be done and material needed; separate costs for each material and part of the work, if the price includes VAT and when the price can go up, for example if you ask for extra work. If a builder is reluctant to put a quote in writing, it’s a sign they might be dishonest.

Don’t just choose the cheapest

If one builder supplies an estimate much cheaper than the others, be wary. Check exactly what’s included. Don’t assume the contractor has allowed for everything unless explicitly stated. Speak to previous clients to check on quality and speed of work. If you’ve employed an architect, he or she should be involved in the tender process. The architect – or quantity surveyor for a major project - will check the builders’ quotes and recommend which to choose.

General vs specialist

Decide if you need a general contractor or a specialist company. An experienced general builder will be able to do all types of home extension from loft conversion to digging a new basement. You can of course choose a specialist company and they might do a great job too.

Check company details

Check the builder has the correct insurance in place and how long they have been trading. Read our guide to Do you need extra insurance? Ask to see qualifications, for example NVQ in construction for builders. Cowboy builders often trade under several different names. Get full contact details, such as landline telephone number and company address, then ring the business to check if it exists and the contractor works for them. Use Google to check their trading history, company website and any accreditations they may claim to have.

Don’t pay upfront

Avoid paying upfront or a cash deposit. It should not be necessary unless you need a major item, like a new kitchen or boiler. Even then you can offer to pay yourself. Be wary if they offer to do the job VAT-free if you pay in cash. If a builder is evading VAT, they might not be very honest with you either, warns the Federation of Master Builders. 

Trade associations

Check what membership of a trade organisation or accreditation scheme means. Have they been property vetted or have they just paid a fee for a logo to put on their website, The Federation of Master Builders (FMB), the biggest trade organisation, carries out reference checks on new members and inspects them every three years.  Members must have public and employers’ liability insurance and pass credit and director checks. But membership is no guarantee you will have a problem-free project. The government-backed TrustMark scheme is an umbrella organisation for about 30 trade bodies, including the Federation of Master Builders. All TrustMark firms offer insurance protection, so you are protected if they stop trading. There is also a dispute service if things go wrong.