Choose a builder who gives you a written, itemised quote, a programme, a contract with staged payments tied to completed work, proof of public liability insurance, and references from recent similar projects you can visit. They should handle Building Regulations and provide certificates for electrical, gas and structural work at the end.
Before you ask for quotes
Get your drawings and specification as complete as possible. Builders can only price what they can see; vague briefs lead to wide variation in quotes and arguments later. Ask at least three builders to price the same information.
The 12 checks
- A written quote, itemised by stage or trade, not a single figure.
- A clear list of what is excluded, such as kitchens, flooring or decoration.
- A programme showing start date, key stages and finish.
- A written contract. The JCT Homeowner contracts are a common standard.
- Staged payments tied to completed work, never large up-front payments.
- Public liability insurance, and contract works insurance for larger jobs.
- Recent references for similar work, ideally projects you can visit.
- Who will be on site day to day and who manages the project.
- Who does the electrical and gas work, and their registration.
- Who submits Building Regulations and books inspections.
- How changes are priced and agreed.
- What certificates and warranties you receive at the end.
Warning signs
- Pressure to decide quickly or pay a large deposit.
- Cash-only discounts with no paperwork.
- No landline, address or company details.
- Telling you planning or Building Regulations are not needed without checking.
- Unwillingness to put the price or programme in writing.
What you should receive at the end
A building control completion certificate for notifiable work, an Electrical Installation Certificate, a gas safety and Building Regulations compliance certificate for heating work, manufacturer warranties for boilers, glazing and appliances, and any structural warranty you arranged.
Further reading
This guide is general information for England and is not a substitute for advice on your specific property. Planning rules differ in Wales, Scotland and Northern Ireland. Always confirm with your local planning authority.