Look for a builder from a reputable trade association

Be aware anyone can call themselves a builder in the UK. There are no specific builders’ qualifications or licensing system needed to set up as a contractor. That’s why Clark’s top tip to avoid a rogue trader is to choose a member of a trusted trade body, such as the Federation of Master Builders (FMB). “My best advice is to look into whether your potential nominated contractor is accountable, belongs to some kind of trade body and can offer a warranty on work required,” said Clark.

Some trade organisations, such as the FMB, have their own independent vetting system, checking trading history, public liability and employer’s liability insurance. Ask for proof of membership of any trade organisation and for peace of mind contact the body directly. Some builders may show you a CSCS card, issued by the Construction Skills Certification Scheme, as proof of training and qualifications or National Vocational Qualifications (NVQ) certificates.

My Home Extension website is a great way to find builders in your local area. Just make sure to check their credentials. Don’t rely on web reviews alone. A good builder should be more than happy to show you examples of their previous work and provide testimonials. Follow-up on references.

Ask for recommendations

Asking family and friends for recommendations can be a good way to begin your search. Ask them if their builder completed the job on time, within budget and to the expected quality. Building projects often take months to complete so it makes a big difference if the team (brickies, carpenters, electricians and plumbers) is helpful and pleasant to be around, especially if you have children or work from home. Did they keep the site tidy and safe?  Did they minimise noise and disruption?

Keep an eye out for building projects in your local area.  Is work progressing smoothly or are there days when nobody appears to be on site? If you are impressed with the results, track down the company involved. Look for the builder’s sign on site with their contact details. You might also knock on the door and ask the homeowners if they were happy with the work.

Chances are your architect or other building professionals involved in your project can recommend a few local builders they have worked with before. It’s best to hire a builder with experience of the type of work you want to carry out, whether it’s an extension to a listed building or a basement conversion.

Get multiple quotes

It’s a good idea to get at least three written (not verbal) quotes to compare. Builders need as much information as possible to accurately price the job. Be clear about your goals and budget. Provide plans or detailed structural drawings suitable for Building Regulations approval.

Double check what is included in the price so you can make like-for-like comparison. For example, is painting and decorating or VAT included?

Remember the cheapest quote is not always the best option. If a builder comes in a lot cheaper than the others ask yourself why. Have they missed anything?  Clark said: “Potential clients should be wary of a cheap price if the information on the quotation is vague, for example if it is unclear what tasks are to be undertaken and the products used are not itemised. It would be risky to sign off on a quote that has this detail missing.”

The construction boss has seen £100,000 quotes double when a contractor went in at a low price and didn’t factor in all the variables. He said: “It’s really important to gather lots of information prior to commencement.”

Bear in mind that a builder with more experience, skill and a trusted team of trades will probably charge more than a novice at the start of their career. But the ability to run an efficient building site and avoid potential pitfalls could save you money overall.

Exercise caution

Reputable builders who do a great job for their clients will probably be booked up for months ahead. Alarm bells should ring if a contractor can start next week, especially if this is paired with the cheapest quote. Always meet face to face with a builder before hiring them. Ask to see certificates, including public liability insurance. Take time to talk through your project. Get a feel for whether you could establish a good working relationship with them.

If you’re hiring a contractor, ask them if they have their own team of trades or will most of the work be sub-contracted out and if so, to whom? It’s quite common for builders to ask for a deposit before starting a big job. This is to cover materials and equipment they need to order. According to the FMB, a 10% deposit is reasonable but don’t pay more than 25%. Walk away if you are asked for 50% or more upfront, the association warns.

It's essential to sign a formal written contract before work begins. This should cover the costs, schedule of payments, responsibilities, such as hiring trades and purchasing materials and timeframe. Clark said: “I would not start any project without a legal agreement that protects both client and builder.” In addition, it should set out a process to deal with snagging issues.  Make sure they agree to return to fix problems you spot after the project is finished.

Finding a good builder takes a bit of research. Seek out local building firms that belong to a trade organisation, have experience of the type of work you want done, the right insurances, can deliver your project at a reasonable price and with whom you can get along. Do your homework and you should be able to build with confidence.

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