Choosing a builder is the decision that most affects how your project goes. The right questions, asked before you sign anything, tell you a lot about who you are dealing with. Here are the twelve we would ask, grouped by topic, with what a good answer sounds like.

Insurance and guarantees

  1. Are you insured, and can I see the certificate?Look for public liability insurance as a minimum, and employer's liability if they have staff. A good builder sends the certificate without hesitation.
  2. What guarantees or warranties do you give?Ask what is covered, for how long, and whether it is in writing. On new builds, ask about a buildings warranty.
  3. Who will actually be on site?Ask whether the work is done by their own team or subcontracted, and who your day-to-day contact is.

The quote

  1. Will I get a written, itemised quote?Not a single figure on a text message. An itemised quote lets you compare builders line by line and see exactly what is included.
  2. What does the quote assume, and what is excluded?Especially below ground: what foundation depth is assumed, and how will extra depth be priced? What about skips, finishes and kitchen fitting?
  3. How are changes and extras priced?Changes happen on almost every job. Agree in advance that extras are priced and agreed in writing before the work is done.

Paperwork and regulations

  1. Who deals with building control?Most extensions need building regulations approval. Find out who makes the application and arranges inspections, and make sure you get the completion certificate at the end.
  2. Does my project need planning permission or prior approval?An experienced builder will tell you, or tell you who to ask. See do I need planning permission for an extension?
  3. Will the Party Wall Act apply?If you are building near a neighbour, notices may need serving months before the start date. See do I need a party wall agreement?

Programme and payments

  1. What is the programme, and when can you start?Ask for the expected start date, duration and key stages. A builder who can start tomorrow on a large job is worth asking why.
  2. How will payments work?Stage payments linked to completed work are normal. Be wary of large up-front payments before work has started.

Track record

  1. Can I see similar work and speak to past clients?Photos, case studies, reviews and, best of all, a conversation with someone they built for recently.

What are the warning signs of a bad builder?

Walk away if you see these
  • No written quote, or a quote with a single total and no detail
  • Pressure to decide today, or a "discount if you pay cash now"
  • Large payment demanded before any work starts
  • Reluctance to show insurance or give a business address
  • Telling you no paperwork is needed, without checking
  • No reviews, references or examples of similar work

What should a good building quote include?

  • Your name, the site address and the builder's full business details
  • A description of the work, broken into stages or items with prices
  • What is excluded, as clearly as what is included
  • Assumptions, especially about ground conditions and foundation depth
  • Who handles building control, planning and party wall notices
  • The payment schedule and expected programme
  • How long the quote is valid for
  • Guarantees or warranties offered
Get three quotes, compare line by lineThe cheapest total is often the one that leaves the most out. Line up each quote's items and assumptions side by side before deciding.

How do you answer these questions?

Sutton Building & Developments: we are a family-run company with our own teams on site. We give clear, itemised quotes after a site visit, the vast majority of our works carry guarantees and warranties, and we are happy to show you our case studies and reviews from past clients. Ask us anything.