A building project is often the largest investment a homeowner makes after purchasing their property. Yet many people spend more time choosing a kitchen supplier than vetting the contractor who will manage a six-figure build. Here are ten questions that will separate the professionals from the rest.
1. Are you a member of the Federation of Master Builders? FMB membership requires independent vetting, proof of insurance and adherence to a code of practice. It is not a guarantee of quality, but it is a meaningful filter. Ask for the membership number and verify it on the FMB website.
2. Do you employ your tradespeople directly? The difference between a company with directly employed teams and one that subcontracts everything is significant. Directly employed tradespeople know each other, understand the company's standards, and have an accountability that transient subcontractors often lack.
3. Can I visit a current project? Any reputable builder should be willing to show you a live site — with the client's permission. Pay attention to site tidiness, the quality of temporary works, and how the team interacts. A well-run site is almost always a sign of a well-run company.
4. Will you provide a fixed-price quotation? Estimates are not quotations. An estimate is a builder's best guess; a quotation is a contractual commitment. Insist on a detailed, fixed-price quotation with an itemised specification. Provisional sums should be minimised and clearly identified.
5. What contract do you use? Professional builders use industry-standard contracts — typically JCT Minor Works or JCT Homeowner. These protect both parties and provide a clear framework for variations, extensions of time and dispute resolution. Be wary of any builder who wants to work on a handshake or a simple letter.
6. How do you manage variations? Changes during a build are inevitable. A good builder will have a formal variation process: written instructions, costed proposals, and your written approval before any additional work proceeds. This prevents the single biggest cause of cost overruns.
7. What guarantees do you provide? At a minimum, expect a 2-year defects liability period and a 10-year structural warranty. FMB members can offer insurance-backed warranties through the FMB's MasterBond scheme. New builds should carry an NHBC or equivalent warranty.
8. Can you provide three recent client references? References from projects completed 12–18 months ago are more valuable than fresh ones — they reveal how the builder handles snagging, aftercare and any issues that emerge after handover.
9. What is your current workload? A builder with no availability for six months may be in high demand for good reasons. A builder who can start next week in the middle of a construction boom may not be. Ask about current projects, team size and how they manage capacity.
10. Do you have adequate insurance? Verify public liability insurance (minimum £5M for residential work), employer's liability insurance, and professional indemnity cover if they provide any design input. Ask to see current certificates, not expired ones.