Buying Off-Plan vs. a Fully Built Property: Which One is Right for You?
Introduction: Choosing the Right Builder for Your Investment
Finding the right construction team is one of the most critical decisions for property investors. Whether you’re developing an HMO, a commercial-to-residential conversion, or a full-scale new-build project, the success of your investment depends on partnering with a reliable and experienced builder.
At Create Builders, we understand the importance of transparency, efficiency, and quality workmanship. To help investors make informed decisions, we’ve put together 10 essential questions you should ask before hiring a build team.
1. What Experience Do You Have With Similar Projects?
Not all builders are suited for every project & remember, some FAKE IT UNTIL THEY MAKE IT. A contractor advertising they “specialise” in residential renovations may not have the expertise needed for large-scale commercial developments but may advertise they ‘Can’ to grow their business. DO NOT FALL FOR THIS.
Key things to check:
1) How many years has the company been in business?
2) Do they have experience with your type of project?
3) Can they provide case studies or examples of similar work?
4) Ask them how it was funded & who else was involved in this process and request to speak to the parties involved.
A strong track record of completed projects in your sector is a great indicator of a builder’s ability to deliver on time and within budget.
2. Do You Have the Necessary Accreditations and/or Insurance?
Any professional builder should have the right certifications and insurance coverage to protect both you and them throughout the project. See our PODCAST on the importance of Insurance HERE
Check for:
a) Public Liability Insurance (at least £5M cover recommended)
b) Employer’s Liability Insurance (for teams on-site)
c) Structural Warranty Insurance (for major builds)
d) Memberships with Federation of Master Builders (FMB), NHBC, or TrustMark
e) Contractors ALL RISK Insurance
A builder without proper insurance is a serious red flag.
3. How Do You Manage Projects and Teams?
Construction projects require strong project management to stay on schedule and within budget. You need to know who is responsible for what and how communication will be handled.
Ask about:
1) The experience of the project manager overseeing your build
2) Whether the team is in-house or subcontracted
3) Their approach to progress updates and reporting
4) How they deal with issues
TOP TIP – Ask to see a project where they have dealt with Issues. This will give you a feel for how they respond reactively.
At Create, we ensure regular client updates, clear communication, and a dedicated point of contact to keep your investment running smoothly.
4. How Do You Handle Communication and Client Updates?
Effective communication prevents delays, misunderstandings, and costly mistakes. Your builder should be proactive in keeping you informed.
Ask:
a) How often will I receive progress updates?
b) What platforms do you use for communication (email, phone, project management software)?
c) What happens if there’s a problem or unexpected issue?
Regular weekly reports, site meetings, and open lines of communication are essential to keeping an investment on track.
5. Can You Provide References and Testimonials?
A reputable builder should be able to provide contact details for past clients who can verify their work. Online reviews are useful, but direct conversations with previous investors can give you deeper insights.
Questions to ask previous clients:
1) Was the project completed on time and on budget?
2) How well did the builder communicate and resolve issues?
3) Would they hire them again?
Check their reviews on platforms like Google Reviews, TrustPilot, and Checkatrade.
6. What Are Your Contract Terms and Payment Structure?
A clear, detailed contract protects both you and the builder. It should outline payment terms, scope of work, and timeline commitments.
Key details to look for:
a) Is there a fixed price contract, or could costs increase?
b) Can the project be delivered open book & agree a % overhead & profit % markup?
c) How are payment milestones structured? (Deposit, progress payments, final balance)
d) What happens if delays or disputes arise?
Avoid builders who request large upfront payments without a structured milestone plan.
7. What Is Your Track Record on Meeting Deadlines?
Project delays can be costly, so you need a builder with a reputation for delivering on time.
Ask:
a) What is your average project completion rate vs. initial estimates?
b) How do you mitigate delays caused by weather, supply shortages, or subcontractor availability?
c) Can you provide examples of projects completed on time?
At Create, we pride ourselves on meeting deadlines through meticulous planning and efficient site management.
8. How Do You Handle Compliance and Building Regulations?
Regulatory compliance is non-negotiable. A reputable builder should handle all necessary permits and approvals.
Ensure they:
1) Understand local building codes and regulations
2) Manage planning permission applications where needed
3) Provide certification for structural, electrical, and plumbing work
Failure to meet compliance requirements can result in costly legal issues and project delays.
9. How Do You Ensure Health & Safety on Site?
Construction sites are high-risk environments. Your builder should have strict health and safety procedures in place.
Ask about:
1) Who delivers their safety policy to the team?
2)Their site safety policies and training
3) Whether they follow HSE (Health and Safety Executive) regulations
4) Their record of accidents or safety violations
A well-managed site is a sign of a professional, well-organised builder.
10. What Makes You Different from Other Builders?
With so many contractors available, you need to know what sets a builder apart.
Ask:
a) What is your unique approach to project management and client service?
b) How do you ensure high-quality finishes and attention to detail?
c) Do you offer any post-completion support or warranties?
At Create, we go beyond just delivering projects—we focus on partnership, trust, and high-quality craftsmanship.
Final Thoughts: How to Choose the Right Build Team
Finding a builder is about more than just cost, it’s about experience, reliability, and a track record of delivering quality projects. By asking these 10 essential questions, you can ensure you’re making the right decision for your investment.
If you’re looking for a trusted, experienced, and transparent build team, Create is here to help. Contact us today to discuss your next project.
Ryan Malee
Managing Director
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