Why Finding the Right Builder Takes Effort
There's no shortage of builders in the UK, but quality and reliability varies enormously. Taking time to check credentials before signing anything significantly reduces the risk of a poor experience.
Where to Start Looking
A personal recommendation from a neighbour who has had similar work done recently is worth more than any directory listing. If you don't have a referral, the following are reliable sources:
- Federation of Master Builders (FMB) — members pass an independent vetting process and are regularly inspected
- TrustMark — a government-endorsed scheme covering a range of trades
- Checkatrade or Rated People — both have review systems, though the membership schemes above involve more rigorous vetting
- Local architects or surveyors — they work with builders regularly and can recommend reliable firms
What to Check Before Inviting Quotes
- How long have they been operating? Can they provide references from recent similar jobs?
- Are they a member of the FMB, NFRC, or TrustMark?
- Do they carry employers' liability and public liability insurance? (Ask for the policy certificate)
- Are they VAT registered?
Getting and Comparing Quotes
Get at least three quotes for any significant project, all based on the same written specification. If quotes vary widely, find out why. A very low quote might mean corner-cutting on materials, underestimating the job, or plans to hit you with variations later. Ask each builder to break down their quote so you can see where the money goes.
Red Flags to Watch For
- Pressure to sign quickly or risk losing the slot
- Requests for a large cash deposit before work starts — more than 20 per cent is not normal
- No written contract or willingness to provide one
- Can't provide references or won't let you see previous work
- No proof of insurance
Contracts and Payment Schedules
Always use a written contract specifying the work to be done, start and completion dates, the agreed price, a payment schedule, and what happens if there are changes. Payments should be tied to stages of completion — a typical schedule: 10 per cent on start, 30 per cent at first fix, 30 per cent at second fix, remainder on satisfactory completion.