Questions to Ask Before You Hire a Builder
The conversation you have before you hire a builder is the cheapest bit of project management you will ever do. A few well-chosen questions can reveal whether someone is organised, insured, realistic about timescales and willing to put things in writing. Print this list, take it to each meeting, and note down the answers so you can compare candidates fairly afterwards.
Nobody expects a builder to ace every question. What matters is how they respond. Clear, confident, specific answers are a good sign; vague or defensive ones deserve a second look.
About the business
- Who am I contracting with? Ask for the full trading name, whether it is a sole trader or limited company, and a business address. For companies, you can check details on the official Companies House register.
- How long have you been trading? Experience matters, but a newer business is not automatically a problem if it can show good recent work.
- Can you give me recent references? Ask for two or three from jobs like yours, and actually call them. Useful follow-ups: Did the job finish on time? Were there surprises? Would they hire the builder again?
- Can I see examples of similar work? Photos help, a visit to a finished job is better.
- Are you a member of a trade body or scheme? If so, ask which, and check the membership yourself.
About insurance and compliance
- What insurance do you hold? Ask for evidence of public liability cover and check its level against the size of the job. If they employ staff, ask about employers’ liability.
- Will the work need planning permission or building regulations approval? A builder should have a view on this. Ask who arranges applications and inspections and whether the cost is in the quote.
- Who will deal with building control? Make sure certificates are issued and handed to you when the job is done.
- Are your gas and electrical trades suitably registered? Gas work needs a registered engineer. Electrical work often falls under building regulations, and many electricians certify under recognised schemes.
- Do you carry out risk assessments and manage waste legally? Responsible builders use licensed waste carriers.
About the team
- Who will actually be on site each day? Find out whether the builder will be present or leave a team.
- Do you use subcontractors? Many do, and it is normal on larger jobs. Ask who they are, whether they are insured, and who is responsible for their work.
- Will there be a named site contact? You want one person to talk to.
- What hours do you work? Check this against noise limits and your household needs.
About the plan and timing
- When can you start, and how long will it take? Ask what could delay things, such as deliveries, weather, other jobs or inspections.
- What is the order of work? A builder who can talk you through the sequence usually has done it before.
- What happens if you are late? Some contracts include a clause on delays. At minimum, you should know how problems will be communicated.
- Will you be working on other jobs at the same time? Some overlap is normal; frequent no-shows are not.
- How will you tell me about progress? Weekly catch-ups, messages or site visits.
About price and payment
- Is this a fixed price or an estimate? If it is an estimate, ask how much it could change and why. Our comparison of fixed price and hourly rate quotes explains the difference.
- What is and is not included? Materials, waste removal, scaffolding, skips, decoration, making good, permits and VAT.
- Are there provisional sums or allowances? If so, what are they for and how will any difference be handled?
- How and when will I pay? Stage payments linked to progress are generally safer than large upfront sums. Be wary of heavy deposits.
- How do you handle extra work? Insist that variations are agreed in writing, with a price, before they start.
- Will I get invoices and receipts? You should.
About materials and workmanship
- Who orders the materials, and who pays? Clarify what you choose and what the builder supplies.
- What brands or specifications are you pricing? Ask for them in writing. Otherwise “or similar” can mean something cheaper.
- What guarantee do you give on workmanship? And on materials? Ask for them in writing and find out how to claim.
- What happens to defects after completion? A good builder will have a process for snagging and returning to fix problems.
- How will you protect my home during the work? Floors, furniture, dust and security. Our guide to preparing your home before a contractor arrives has ideas for what to arrange together.
About problems and disagreements
- What happens if you find something unexpected, such as rot, asbestos-suspect materials or old wiring? A good answer is to stop, explain, offer options and agree costs before continuing.
- How do you handle complaints? Ask for a contact and how long a response should take.
- Is there a complaints or arbitration route through your trade body? Useful if you hit a dispute.
- Can we put everything in a written contract? For substantial work, yes. For small jobs, a clear written quote and confirmation by email may be enough.
Red flags during the conversation
- They avoid giving a business address or written details.
- They push for a big deposit or cash payment.
- They cannot or will not show insurance.
- They say you do not need permissions “to save time”.
- They offer an extra discount if you decide immediately.
- They criticise every other contractor you have spoken to.
- They do not ask you any questions about your project.
How to record the answers
A simple grid makes comparing easier.
| Question | Builder A | Builder B | Builder C |
|---|---|---|---|
| Insurance shown | |||
| References offered | |||
| Start date | |||
| Duration | |||
| Payment structure | |||
| Guarantee | |||
| Written contract | |||
| Overall impression |
Frequently asked questions
How many builders should I speak to?
Three is common. It gives you a spread of approaches without taking over your life.
Do I need a contract for a small job?
Not always a formal one, but a written scope, price and timetable are wise at any size.
Is it rude to ask for insurance details?
No. Professional builders expect it and usually have the paperwork ready.
Should I pay a deposit?
Sometimes a modest deposit for materials is reasonable, but be cautious about large sums upfront. Link payments to stages.
Final thought
The aim of these questions is not to interrogate anyone but to build a shared understanding before work begins. Take notes, compare answers, and trust your instincts about who communicates well. For the broader process, read our complete guide to hiring a tradesperson in the UK.