Tips on hiring a builder

A good builder is key to the success of any building project, so here’s our guide to finding one – and what questions to ask them.

Choosing a builder is one of the most important decisions you’ll make about your building project. You need someone who provides a good quality service and is reliable.

First, you need to be able to give your builder a full brief for the work you want them to do. This should include your aims, budget, design style and expectations, and they’ll also need to know which local authority planning department you fall under.

Finding the right builder to deliver your brief will then take some time. The majority of builders are reputable and reliable but it’s always good to do some background research, so you make an informed decision.

Then, once you’ve found the right builder, they probably won’t be able to start straight away. Most good builders will already have jobs lined up months in advance!

Recommendations – and what to ask people who recommend a builder

Probably the best way to find a good builder is by recommendation from a family member, friend or neighbour. A good builder will often get most of their work via  recommendations from satisfied customers.

Your local estate agent may also be able to recommend someone good, as builders are always looking for properties to renovate. Other tradespeople are also a useful source of advice – for example, if you know a good electrician or plumber, ask them which builders they recommend and work with. (You can also ask good builders to recommend electricians and plumbers.)

Ask whoever makes a recommendation the following questions:

• Is this builder’s work of a high standard?
• Are they reliable and easy to get on with?
• How do they respond if something unexpected happens or goes wrong on a project?

See below for questions you can put to the builders themselves.

Trade directories and trade associations

Various online trade directories and trade association websites may offer details of a wide choice of builders. You’ll need to narrow that down to the best options for your project. Check the individual builders’ websites (if they have one) for further details, and ask any potential builder to answer the questions below.

• The Federation of Master Builders (FMB) is perhaps the best-known trade association in the industry, its members are expected to uphold certain standards and follow a code of conduct.
• Look for the TrustMark logo. TrustMark is a scheme supported by the Government, consumer groups and the building industry to help you find reputable firms to do repair, maintenance and improvement work in your home or garden. If a company displays the TrustMark logo you know that a trade association or other certification organisation approved by Government has checked their company and found it meets certain standards.
• The Guild of Builders and Contractors provides details of “trusted members” – builders who’ve been trading for at least three years and can meet certain standards, such as agreeing to provide written contracts and clear payment plans.
• The National Federation of Builders (NFB) also has a code of conduct. All its members are covered by public liability insurance and there is a formal complaints procedure if you’re not happy with the work carried out.

You should however be aware that just because a builder is a member of one of these associations it is not a guarantee of the standard of their work. Likewise, you may find a builder who comes highly recommended and is not a member of any of these organisations.

Questions to ask a potential builder

We suggest getting written quotes from at least three different builders before choosing who to hire for your project. It might help to ask them the following questions:

• When could you start?
  A good builder will usually (but not always) have plenty of work scheduled already, so be wary if they can start straight away.
• How many jobs have you got on at the moment?
  At the same time, you don’t want your builder to be so busy with other work that they can’t devote their attention to your project.
• How long have you been in business?
  Experience is very important in any building project. You can also find out more about the business, which should always have a fixed, permanent address (a premises or office, or even the home address where the builder is registered). The builder might also be able to provide you with references from trade bodies, or other information as evidence of their experience and reliability.
• What experience do you have of working on projects like mine?
  Again, experience counts. A good builder may let you speak to previous customers who have had similar building work done so that you can hear – and even see – how things went.
• Do you provide written quotes and contracts?
  This should be broken down to show all aspects of the job: materials, labour, working hours, timeframes and completion date, responsibilities including all subcontracting, how rubbish will be disposed of, etc. Make sure VAT is included in prices.  For bigger projects, we recommend having a written contract with your builder to agree what is being done and how much it will cost. This will help if there are any misunderstandings or disputes later on.
• How would you want to be paid?
  Especially on larger building projects, builders may need some payment up front. It might help to have a schedule of payments agreed in writing before work starts. Only pay the final amount when you are satisfied that the work has been completed to a satisfactory standard and you’ve received your completion certificate from us in building control.

Be wary of builders who:

• Can start work immediately (though a good builder may be free if a project has been cancelled)
• Offer only verbal quotes and agreements about the work to be done
• Want to be paid in cash to avoid paying tax
• Want to be paid the full amount up front.

Make sure it’s legal

Before work begins you should check whether you need to get Planning Permission or Building Regulations Approval. A good builder should be able to tell you but don’t take their word for it.  We would always advise you to check with both your local council Planning department and our building control team as early as possible, and certainly before you start any work.

The Planning Portal interactive house is a good way to make a preliminary check about what permission or approval you might need for your project. If you are still in doubt you can contact us for help.

When the job is complete

• Check all the work detailed in your contract has been done and that you are happy with it. The builder should leave your home tidy. If there is a problem mention it straightaway and get it put right. Don’t wait for the invoice to arrive before you say you are unhappy.
• Pay within 14 days of the final invoice, unless the builder has agreed to a different time period.
• If you are not satisfied with a job once completed and the builder is unable or unwilling to rectify work, you can ask Trading Standards for advice on what you can do.

Get our help now

If you’d like to discuss your project before you start, please get in touch with us.

For more information about common building projects and choosing a builder take a look at our Homeowner Guide to Extensions.