Questions to Ask Before Hiring a Builder In 2026

This comprehensive guide reveals everything homeowners need to know about choosing the right builder in 2026.

Based on our experience managing building projects and honest conversations with families about what worked and what didn’t, we examine the critical questions you must ask before hiring a builder, and how to avoid the expensive mistakes that can derail your project or cost you thousands in poor workmanship.

Key topics covered:

• The essential questions about experience and credentials
• What to ask about insurance and guarantees
• Understanding costs and payment structures
• Questions about timelines and project management
• How to spot warning signs of unreliable builders
• What questions separate the professionals from the cowboys
• Protecting yourself legally and financially
• Red flags that mean you should walk away

Why Getting This Right Matters More Than You Think

Choosing the wrong builder is one of the most expensive mistakes you can make. Beyond the immediate cost of poor workmanship, you face delays that cost money every single day, remedial work that can cost more than the original job, stress that affects your family and work life, and potential safety issues that put your household at risk.

We’ve seen families spend £15,000 to £30,000 fixing botched extensions, wait months for builders who never show up whilst paying rent elsewhere, and face nightmare scenarios where builders disappear mid-project leaving unusable half-finished work.

The right questions, asked at the right time, prevent all of this. They separate genuinely skilled professionals from cowboys who talk a good game but can’t deliver. More importantly, they establish clear expectations that prevent disputes later.

The Meeting That Matters: Face-to-Face Assessment

Before you ask a single question, arrange a proper face-to-face meeting at your property. This isn’t just about getting answers, it’s about assessing whether you’re comfortable having this person working in your home for weeks or months.

Trust your instincts during this meeting. If something feels off, it probably is. A professional builder will be punctual, polite, and genuinely interested in understanding your project. They’ll take time to look at the work properly rather than rushing to give you a price.

Watch how they interact with your property and your family. Are they respectful? Do they listen? Do they ask intelligent questions about what you want to achieve? These soft factors matter as much as their technical credentials.

Questions About Experience and Track Record

What specific experience do you have with projects like mine?

This is where you separate specialists from generalists. A builder who fits kitchens for a living might struggle with your two-storey extension. Someone who does new builds might lack experience with the complications of older properties.

Ask for concrete examples of similar projects they’ve completed. If you’re planning a loft conversion, you want a builder who’s done dozens of them, not someone using your project as a learning experience.

For period properties, ask specifically about their experience working with older buildings. Victorian and Edwardian houses present different challenges to modern construction. Does the builder understand lime mortar, solid wall construction, and how to blend new work with existing structures?

Can I see examples of completed projects?

A quality builder will have plenty of case studies to show you, ideally with photographs documenting the project from start to finish. Look for projects similar to yours in scope and style.

Ask if they have any local projects currently in progress. Driving past gives you a sense of how they operate. Is the site tidy and well-organised? Is there proper scaffolding and safety equipment? Or does it look chaotic with materials strewn everywhere?

The state of an active building site tells you more than finished photographs ever can. Any builder can show you pictures of completed work. How they manage an ongoing project reveals their true standards.

Can you provide references from recent clients?

References are crucial, but you need to use them properly. Don’t just ask “was the work good?” Ask specific questions about their experience:

Did the builder stick to the agreed timeline, and if not, why? How did they handle unexpected problems or changes? Was the site kept clean and tidy? How was communication throughout the project? Did the final cost match the original quote? Would you hire them again without hesitation? What would you do differently if starting again?

Recent references matter more than old ones. A builder who did excellent work five years ago might have changed their standards or taken on too much work. Focus on projects completed in the last 12 to 18 months.

What do your online reviews say?

Check independent review sites like Checkatrade, MyBuilder, Trustpilot, and Google Reviews. A business can put anything on their own website, but they can’t control independent reviews.

Look for patterns in reviews. One bad review among dozens of positive ones might be an unreasonable customer. Multiple reviews mentioning the same issues, poor communication, missed deadlines, or cost overruns, suggest systemic problems.

Pay attention to how the builder responds to negative reviews. Professional builders acknowledge issues and explain what happened. Defensive, aggressive, or dismissive responses suggest someone who won’t handle problems on your project well either.

Questions About Insurance and Guarantees

Do you have public liability insurance?

This is legally required and protects you if the builder damages your property or someone gets injured because of their work. Without it, you could be personally liable for injuries or damage.

Don’t just take their word for it. Ask to see the certificate of insurance and verify it’s current. Check the level of cover, it should be at least £2 million for most domestic projects, more for larger commercial work.

Do you have employers’ liability insurance?

If the builder employs anyone, even occasionally, they’re legally required to have employers’ liability insurance. This covers their workers if they’re injured on site.

Without this insurance, you could face claims if a worker is injured on your property. Even if the builder says they’re working alone, verify this. Many builders use subcontractors without proper insurance, passing the risk onto you.

What guarantees do you offer on your work?

A reputable builder should offer guarantees on their work. Five to ten years is standard for structural work, though specific elements might have different warranty periods.

The guarantee should be in writing and clearly state what’s covered and what isn’t. Wear and tear isn’t usually covered, but defects in workmanship or materials should be.

Questions About Costs and Payment

Is this a quote or an estimate?

This distinction matters enormously. An estimate is an educated guess that can change. A quote is a binding agreement to complete the work for the stated price based on the specification provided.

Always insist on a written quote, not an estimate. If the builder says they can’t quote accurately without starting work, that’s a warning sign. Professional builders can assess a job and provide accurate quotes.

Can you provide a detailed breakdown of all costs?

The quote should itemise everything: labour costs, materials with specifications, waste removal including skip hire, scaffolding if needed, and VAT clearly shown.

Vague quotes like “kitchen extension £45,000” aren’t acceptable. You need to know exactly what that covers. Which materials are specified? What quality level? What’s included and what’s extra?

A detailed breakdown lets you compare quotes properly. The cheapest quote might use inferior materials or exclude work that others include. Without itemisation, you’re comparing apples to oranges.

What are your payment terms?

Reputable builders work on staged payments linked to project milestones. They don’t ask for full payment upfront. Be immediately suspicious of anyone demanding large upfront payments before any work starts.

Typical payment structures involve:

Small deposit to secure the booking, usually 10% to 20% maximum Payment when materials are delivered and initial work begins Stage payments at agreed milestones like foundations complete, roof on, first fix complete Final payment on completion and sign-off

Never pay for work that hasn’t been completed. If a builder says they need money to buy materials, that suggests they don’t have the working capital to run a business properly.

How do you handle variations and unexpected costs?

Building projects often encounter unexpected issues, especially in older properties. Hidden structural problems, outdated wiring that needs replacing, or complications with drainage can all add cost.

A professional builder will have a clear process for handling variations. They should notify you immediately when they discover something, explain the issue and what needs doing, provide a written quote for the additional work, and only proceed once you’ve agreed in writing.

Variations shouldn’t be surprises on the final bill. Any professional builder documents changes as they occur with your written approval for additional costs.

What’s not included in your quote?

Ask explicitly what the quote doesn’t cover. Common exclusions include:

Dealing with asbestos if discovered Making good damage to neighbour’s property Repairing unexpected structural issues Upgrading electrical or plumbing systems beyond the immediate work area Redecorating areas affected by building work Landscaping or garden reinstatement

Understanding exclusions prevents nasty surprises. You can then budget appropriately or negotiate to include them in the original quote.

Questions About Project Management and Timeline

What’s the estimated timeline from start to completion?

Builders should provide realistic timelines based on the scope of work. Be suspicious of times that seem too quick, this often indicates corners will be cut or unrealistic optimism.

Ask what could cause delays and how they’d handle them. Weather, material delivery issues, and problems discovered during work all cause delays. A builder with experience will factor in contingency time.

Compare timelines between different builders. If one quotes three weeks for a kitchen extension and another quotes six weeks for the same work, ask why. The cheaper, quicker option might be cutting corners or hasn’t properly assessed the work.

Can you provide a schedule of work?

A detailed schedule shows the builder has properly planned your project. It should outline:

When different trades will be on site Key milestones and what will be completed by when When materials need ordering When inspections will occur Critical path items that could delay everything else

This schedule helps you plan your life around the work. You’ll know when the kitchen will be unusable, when you need to arrange accommodation elsewhere, or when you can start buying new fittings.

Who will actually be doing the work?

Sometimes the person you meet and agree the contract with isn’t doing the actual work. Will the builder use their own team, subcontractors, or a mix of both?

If subcontractors are involved, are they insured and qualified? Who’s responsible if their work is substandard? How does the builder vet and manage subcontractors?

Ask who will be your day-to-day contact. Will the main builder be on site every day, or will you be dealing with a site manager or foreman?

Do you have other jobs running simultaneously?

This isn’t necessarily a problem. Successful builders often juggle multiple projects. However, you need to know whether your job will have continuous attention or whether the team will disappear for days at a time to work elsewhere.

If they’re managing multiple jobs, how do they ensure each gets proper attention? Do they have enough team members to cover everything? A small team with lots of jobs running suggests your project might drag on for months.

What are your working hours?

In the UK, construction work is restricted to 8am to 6pm Monday to Friday and 8am to 1pm on Saturdays. However, actual working hours vary.

Does the builder start at 8am sharp or do they stroll in at 9.30am? Do they work full days or disappear mid-afternoon to price other jobs? Are they on site five days a week or do Fridays mysteriously become days off?

Set clear expectations about working hours and what happens if they need to deviate. If they’re picking up materials or dealing with another client, they should communicate this rather than just not showing up.

How will you communicate with me during the project?

Communication is crucial. How often will they update you? Daily check-ins, weekly updates, or only when problems arise?

What’s their preferred communication method? Text messages, phone calls, face-to-face meetings? Who should you contact with questions or concerns?

Establish expected response times. If you message about an urgent issue, should you expect a response within an hour, by end of day, or within 24 hours?

Poor communication causes more disputes than almost anything else. A builder might do excellent work but if they don’t keep you informed, you’ll spend the project stressed and frustrated.

How do you handle changes I might want to make during the project?

You might decide to upgrade finishes, move a doorway, or add extra electrical sockets once work starts. How does the builder handle these requests?

They should provide quick quotes for changes, get your written approval before proceeding, and document everything so there are no disputes about what was agreed.

Beware of builders who are too accommodating. “Yeah, no problem, we’ll sort that” sounds helpful but if they don’t quote the additional cost and get your agreement, you’ll face surprise bills later.

Questions About Site Management and Safety

How do you manage site safety?

Construction sites are hazardous, especially if you’re living in the property during work. Ask about their safety procedures:

How do they secure the site when they leave? What measures protect household members, especially children and pets? How do they manage dust and debris? What happens with hazardous materials?

A professional builder will have clear safety protocols. They’ll use proper scaffolding with guardrails, secure dangerous areas, and maintain safe access routes.

How do you keep the site tidy?

Site cleanliness indicates professionalism and attention to detail. Will they clean up at the end of each day or leave it until the end of the week?

How do they manage waste? Regular skip collections, or will rubbish accumulate on site? Do they protect your garden and paths, or will you be left with cement splashes everywhere?

Ask to visit a current site if possible. The reality of their site management tells you far more than their promises.

What provisions do you make for facilities?

Where will workers use toilets? Do they bring their own facilities or expect to use yours? If using your facilities, how do they ensure they’re kept clean?

What about tea breaks and lunch? Will they expect to use your kitchen, or do they bring their own facilities? This matters if you’re living on site during the work.

How do you protect my property during work?

Building work is messy and potentially damaging. How will they protect floors, carpets, and furniture? Do they use proper dust sheets and protective coverings?

What about areas they’re not working in? Will they seal off the work area to contain dust, or will your entire house become a building site?

Professional builders take pride in minimising disruption and leaving your property as clean as possible.

Questions About Planning and Regulations

Do I need planning permission for this work?

A reliable builder will know whether your project needs planning permission. They should understand local planning requirements and what falls under permitted development.

This is your responsibility as the homeowner, but a professional builder should guide you. If they say “we’ll just crack on” without checking planning requirements, walk away immediately. Building without permission when it’s required causes enormous problems when you sell.

Who handles building control?

Building regulations apply to most construction work. Building control inspections ensure work meets minimum standards for safety and performance.

Ask who arranges building control inspections. Some builders handle this as part of their service, others expect you to arrange it. Either way, make sure it’s clear who’s responsible.

The builder should understand what inspections are needed and when. They need to notify building control at the right stages so inspectors can view the work before it’s covered up.

Do you handle building regulations approval?

Some builders manage the entire building regulations process, from submitting plans to arranging inspections and obtaining completion certificates. Others expect you or your architect to handle this.

Clarify responsibilities upfront. If the builder is handling it, is this included in their quote or an additional service? What happens if work doesn’t pass inspection?

Can you recommend an architect or structural engineer?

For larger projects, you’ll need architectural drawings and possibly structural calculations. Builders who regularly work with architects and engineers can recommend people they trust.

Good working relationships between builders and designers make projects run more smoothly. When problems arise, teams who’ve worked together before find solutions more easily.

However, don’t feel obligated to use the builder’s contacts. Get your own quotes and check credentials. The builder might get kickbacks for recommendations, which isn’t necessarily wrong but you should be aware.

Questions That Reveal Professionalism

Are you familiar with my type of property?

If yours is a period property, ask about their experience with older buildings. Period homes need different approaches to modern construction. Does the builder understand traditional building methods, heritage considerations, and how to blend old and new?

Properties in conservation areas face additional restrictions. Does the builder understand what’s allowed and what requires special permission?

Even modern properties have quirks. Timber frame construction, concrete floors, or specific building systems all need different approaches. A builder experienced with your property type encounters fewer surprises.

What happens if I’m unhappy with the work?

This question reveals a lot about the builder’s professionalism. Do they become defensive, or do they have a clear process for handling concerns?

A good builder will explain their quality control process, how you can raise concerns during the work, and what they’ll do if you’re not happy with something.

They should have a snagging process at the end where you walk through and note anything that needs attention. Reputable builders won’t ask for final payment until all snagging is complete.

What happens if you encounter unexpected problems?

Building work always involves surprises, especially in older properties. How does the builder handle discovering structural issues, asbestos, or other complications?

They should stop work immediately, document the problem, get specialist advice if needed, provide options with costs for addressing it, and only proceed once you’ve agreed the approach.

Cowboys tend to either bodge a solution without telling you or present you with inflated costs for issues that may not even exist.

What warranty do materials come with?

Many materials come with manufacturer warranties. Ask for a list of items and their warranty periods. Keep this documentation safe, you might need it years later.

Some builders don’t pass warranty information to clients. If something fails after two years and you don’t have the warranty details, you might pay for replacement when it should be covered.

Can you provide examples of how you’ve dealt with difficult situations?

Ask about projects that went wrong and what they did about it. Everyone encounters problems, it’s how they respond that matters.

Good builders will be honest about challenges they’ve faced. They might describe a project where they discovered unexpected structural issues and how they resolved them, or times when suppliers let them down and how they kept the project on track.

Builders who claim they’ve never had problems are either lying or haven’t done enough work to encounter the inevitable issues that arise.

Red Flags That Mean Walk Away

They want large upfront payments

No reputable builder asks for more than 20% deposit, and many ask for less. If someone wants 50% or more upfront, they’re either desperate for cash because previous customers haven’t paid (meaning their work is poor), or they’re planning to take your money and run.

The only legitimate large upfront costs are for bespoke items like custom windows or specialist materials that need ordering specially. Even then, the supplier should invoice you directly, not through the builder.

They can’t provide insurance certificates

If a builder claims to have insurance but can’t show you certificates, they’re lying. Insurance certificates are standard documents that any insured builder carries.

Don’t accept excuses like “it’s with my accountant” or “I’ll send it later”. If they’re insured, they can show you proof immediately.

They pressure you to decide quickly

“I can start tomorrow but this price is only valid today” is a classic pressure tactic. Legitimate builders are busy enough that they’re not desperate for your work.

Good builders are booked weeks or months ahead. If someone can start immediately and pressures you to commit now, they’re either not busy because their work is poor, or they’re trying to prevent you doing proper checks.

They’re vague about details

Professional builders provide detailed written quotes, clear timelines, and specific answers to your questions. If everything is “around £X” or “should take about Y weeks”, they haven’t properly assessed the job.

Vagueness gives them wiggle room to change prices, drag out timelines, or claim misunderstandings later. Insist on specifics in writing.

They don’t have a proper business presence

No website, no business address, just a mobile number. How will you find them if problems arise? A proper business has a traceable presence, business cards, branded vehicles, and a fixed address.

This doesn’t mean businesses without fancy websites are cowboys, plenty of excellent builders rely on word of mouth. But there should be some verifiable business presence beyond a mobile phone.

References are reluctant or vague

When you contact references and they’re hesitant, vague about their experience, or damning with faint praise, something’s wrong. Happy customers are enthusiastic about recommending good builders.

If a builder provides references who don’t answer calls or haven’t actually used them, that’s a massive red flag.

They badmouth other builders excessively

Professional builders might mention why they’re better than competitors, but they don’t spend the meeting slagging off other tradespeople. Excessive badmouthing suggests someone who doesn’t take responsibility for their own work.

If they blame previous builders for everything wrong with your property, be sceptical. They might be setting up excuses for their own poor work.

They suggest avoiding building control

Any builder who suggests skipping building control inspections or dodging planning permission is telling you they plan to cut corners and do substandard work.

Legitimate builders welcome building control because it confirms their work meets standards. Only cowboys avoid oversight.

Their quote is dramatically lower than others

If one quote is 40% cheaper than three others, question why. They might be using inferior materials, planning to cut corners, haven’t understood the scope, or planning to add loads of extras once started.

The cheapest quote is rarely the best value. It’s often the most expensive in the long run once you factor in remedial work.

Making Your Final Decision

Once you’ve asked all your questions and met several builders, how do you decide?

Create a comparison matrix

List the key factors that matter to you: price, timeline, experience with similar projects, insurance and guarantees, communication style, references, and your gut feeling about them.

Score each builder on each factor. This objective approach prevents making decisions based purely on price or charm.

Don’t choose on price alone

The cheapest quote is tempting, especially if you’re stretching your budget. But quality costs money. Skilled tradespeople charge appropriately for their expertise.

Focus on value, not just price. A builder who costs 15% more but completes on time, to high standards, with no hidden extras represents better value than a cheaper option who delivers poor work late with constant additional charges.

Trust your instincts but verify everything

Your gut feeling matters. If something feels off about a builder, even if you can’t articulate why, listen to that instinct.

However, don’t rely on gut feeling alone. Verify everything through references, insurance certificates, company checks, and online reviews.

Get everything in writing

Once you’ve chosen a builder, insist on a proper written contract covering:

Detailed scope of work Exact materials and specifications Total cost with payment schedule Timeline with key milestones Who’s responsible for what How variations are handled Warranty terms Dispute resolution process

Never start work based on a handshake or verbal agreement. If a builder resists written contracts, they’re planning to take advantage of ambiguity later.

The Questions That Matter Most

If you ask nothing else, ask these five critical questions:

Can you provide references from recent clients I can speak to? This single question eliminates cowboys. Good builders have happy customers who’ll gladly vouch for them.

Can I see your insurance certificates? Without proper insurance, you’re taking enormous risk.

Can you provide a detailed written quote, not an estimate? This locks in price and prevents disputes.

What’s your timeline and what could cause delays? Realistic timelines indicate proper planning.

How do you handle problems and disputes? Their answer reveals whether they take responsibility or make excuses.

These five questions, properly asked and verified, eliminate most problem builders. The rest of the questions refine your choice and give confidence in your decision.

Your Next Steps

Choosing the right builder for your project requires time, research, and asking the right questions. The investment in getting this decision right pays enormous dividends in work completed on time, to budget, to high standards, and without the stress that comes from hiring the wrong people.

Ready to explore how a home extension could enhance your home? Contact Use Your Space today for an initial consultation. We’ll visit your property, discuss your aspirations, assess the possibilities, and provide honest advice about what’s achievable and what returns you might expect.

Our comprehensive approach means we handle every aspect from initial design through planning (if required), building regulations, and construction to final completion. We have established relationships with skilled tradespeople, manage your project professionally from start to finish, and ensure work is completed to the highest standards.

Transform your home to meet your family’s needs whilst working with professionals who understand what quality craftsmanship means.

Contact Use Your Space today to begin your home improvement journey across Solihull, Warwick, Knowle, Dorridge, Bentley Heath, Shirley, Balsall Common, Leamington Spa, and Kenilworth.