Checklist for Hiring a Builder: Essential Must-Haves Before Signing

Hiring the right builder is one of the most important steps in any construction project. Whether you are building a new home, adding an extension, or renovating, choosing a reputable contractor ensures a smooth experience. The wrong choice can lead to delays, financial loss, or poor workmanship.

This guide outlines the must-have, non-negotiable factors you should consider before hiring a builder.

My Top Tip: “If you’ve been reading our blogs or following us on social media, you’ll know I love to add a top tip—this one is no different.

Throw a curveball. Ask your builder how they deal with things when they go wrong. Better yet, ask them about their worst project and why.

You might not need to know all the details, but their reaction will tell you everything. Watch their body language, listen to their response, and see how they handle pressure. A confident, honest builder will be upfront, while hesitation or defensiveness could be a red flag.“

1. Proof of Previous Work and Experience

A builder’s past projects are a strong indicator of their quality and reliability. Before hiring, ensure you search social media or their website to check previous work. This is a little out dated now but some of the old school builders still have a portfolio of completed work so ask for this if there is no social media or website available, ensure to include before-and-after images. Visiting past sites can also provide insight into their standards.

Speaking to former clients is another essential step. Request references from at least three previous customers and ask about their experience. If possible, choose a builder with experience in projects similar in size and complexity to yours.

2. Client Recommendations and Reviews

A reputable builder should have a proven track record of satisfied clients. Online reviews offer valuable insight into customer experiences. Check platforms such as Google Reviews & Trustpilot, don’t just rely on ‘Bob from the pub’.

Speaking directly to past clients can provide further assurance. Request contact numbers for at least three references and ask specific questions about communication, reliability, and overall satisfaction.

-Did the job run as expected?
-What were the challenges?

-Completed on time & to budget?

3. Insurance and Accreditations

Hiring a builder without proper insurance exposes you to financial risk. Ensure they have:

• Public Liability Insurance (minimum £5 million cover recommended)
• Employer’s Liability Insurance if they have staff on-site
• Structural Warranty Insurance for large projects

Accreditations from professional bodies can indicate credibility but not limited to. Look for memberships with:

• Federation of Master Builders (FMB)
• National Federation of Builders (NFB)
• TrustMark (government-endorsed quality scheme)

4. Detailed Quote and Payment Terms

A vague quote can lead to unexpected expenses. Always request a fully itemised quote that breaks down:

• Pre-Construction costs/Prelims
• OH&P (overheads & Profit)
• Materials
• Labour
• Additional costs such as site clearance, scaffolding, skips etc

Payment should be structured in stages. Typically, this includes an initial deposit, progress payments, and a final payment on completion. Be cautious of builders requesting large upfront payments.

Again, I have filmed a podcast on this, Cashflow is king, when its projected correctly. I could talk about this one until the cows come home, you could expect deposits ranging from 10% – 25% followed by interim payments, usually after stage completions so after 1st fix complete, completion of plastering, followed by another payment upon completion of 2nd fix works such as kitchen installed, bathrooms & heating system etc with payment of the contract value upto 97.5% at the end of the project upon completion with the 2.5% retention held for a period of 6-12 months depending on the project size etc. 

It is not unusual to hire an external Project Manager who can act on your behalf to manage this process for you. Again there are so many benefits to this, check out out FAQ Page for more info or watch a video on this here. A project manager would be responsible to plan & deliver the project on your behalf bringing the expertise and ensure your project is cash-flowing giving you peace of mind you are not over paying or even stressing the contractor by under-paying.

5. Legal Contract and Project Timeline

A written contract protects both parties. It should include:

• A clear scope of work
• Agreed start and completion dates
• A structured payment schedule
• Warranty details

Agreeing on a timeline ensures expectations are aligned. A contingency clause should be included in case of unexpected delays such as weather conditions or material shortages.

Do not just rely on a fag packet contract, take this seriously!

6. Planning Permission and Building Regulations

Failure to comply with regulations can lead to fines or legal disputes. Builders should be familiar with local planning laws and handle applications when necessary. Most are but you need to enforce this and ensure its done with proof.

Ensure they provide the relevant certificates of compliance for electrical and plumbing work. In new builds or extensions, the builder should also coordinate with building control inspectors. These certificates should be released upon completion of the final account.

7. Site Management and Communication

A well-managed site improves efficiency and safety. Before work begins, confirm:

• Who will be your main point of contact & get their details
• How often you will receive updates & how regular should you expect meetings
• How they manage material deliveries, waste disposal, and site cleanliness

Discuss their process for resolving disputes. Open and professional communication is essential for a successful project. This should be detailed within your contract. If you are unsure about this or find yourself in a difficult situation, please do not hesitate to get in touch.

8. Warranty and Aftercare Support

A good builder stands by their work. Ask about the defects liability period, which ensures that any minor snags are fixed after completion. Workmanship guarantees should cover at least 6-12 months.

Materials often come with manufacturer warranties. Ensure these are documented, particularly for roofing, insulation, and heating systems. This document is commonly know as the O&M Manual, some people call it the handover documents.

Red Flags to Watch Out For

• No physical address or landline number
• Unrealistically low quotes compared to competitors – Ask why!
• Demands for cash-only payments – Turn them away!
• Pressure to sign contracts quickly – This is just strange, take your time!
• Poor or non-existent online reviews
• Disqualified Directors on Companies House
• No Evidence of Insurance or Accreditation/Qualifications
  

Final Thoughts

You may think I am mad telling you this but I can assure you, 80% of the work Create were instructed to carry out in 2024 was from rogue people pretending to be builders that had left home owners/Investors in distress. With a little more upfront due-Diligence, this could have been avoided.

Choosing wisely contributes to a stress-free experience and a high-quality outcome. By following this checklist, you can confidently select a contractor who meets your needs.

At Create, we believe in transparency, quality craftsmanship, and clear communication. If you are planning a construction project, and its outside our catchment area, please do not hesitate to speak to us for guidance if you are unsure about a contractor.

All in all, there are some amazing build teams out there, but like most sectors, there are a select few that bring a bad name to the industry. I truly hope this helps you, if it does, please reach out and let me know. 

Ryan Malee
Create Properties Ltd