Our 13-step guide will assist you in not only finding the right builder for you but also in identifying cowboy builders who may turn your self-build or extension into a living nightmare.

1. Locate a local builder

Locating a local builder can have significant benefits for your project. Their time on site, their familiarity with local planning permission, builders’ merchants, and other local trades are all priceless nuggets of knowledge that you’ll appreciate on-site.

There is no harm in taking a walk around your neighbourhood or driving a short distance to check out any construction projects in your neighbourhood. It’ll give you an idea of the builders active in the area, and if you see a builder’s board, it’s a sign that, at the very least, this is a builder proud of their work and seeking additional opportunities.

2. Request Builder Recommendations from Friends

While word of mouth is cliche, asking friends and family for recommendations is always a good starting point.

A lot of trading relies on word of mouth, and if you can find a builder through someone you trust and can visit their work, you can determine whether they will do a good job.

3. Obtain Referrals From Other Tradespeople

If you’ve previously worked with an electrician or a local plumber and were pleased with their work, why not contact them and ask if they can recommend any good builders?

Most tradesmen become accustomed to seeing familiar names on the sites they work on and frequently develop preferences for who they prefer to work with — and who they perceive as a reliable source of work.

If you can establish a relationship with one of them, you can establish a network of local, reputable names.

4. Locate a Builder through Your Architect

Numerous local architects and designers will have worked on dozens of similar projects in your neighbourhood. Depending on the scope of your relationship with your designer, they may be able to assist you in locating a suitable builder.

Even if your designer is only offering a fixed-price design service, they remain one of your few early contacts with knowledge of the local construction scene and are still worth contacting for a few names.

If the builder you hire is not VAT registered, you cannot take advantage of zero-rated VAT on new construction or the majority of VAT concessions on renovation work.

5. Conduct an online search for a builder

Bear in mind that while these websites provide a list of builders who are more likely to be trustworthy, they should not be viewed as a substitute for the usual checks that should always be conducted.

A good place to begin your search for a builder online is on sites such as the Federation of Master Builders.

They have a search function that allows you to locate specific tradespeople in your area and view their references. All FMB members are vetted and independently inspected, and their insurance coverage is verified.

Checkatrade and the Guild of Master Craftsmen are also excellent resources for locating a builder in your area. They conduct rigorous checks, which should provide you with additional assurance.

Once you’ve identified a few contacts, visit their website to learn more about the work they do and to see if you can view examples of their previous work.

6. Talk to People Who Were Customers Before You

Before hiring a builder, don’t be afraid to ask them for their previous customers. If they’re sure they did a good job, they should be more than happy to give you their names and phone numbers. This is a great way to learn more about them and see examples of their work in person.

It’s a good idea to talk to people who have used a builder in the past to find out more than just how good their work is.

7. Inquire with the Building Inspectors

Local government building inspectors are a significantly underutilized resource for assisting residents undertaking construction projects.

Although some inspectors are unwilling to act in an off-the-record manner, the majority are now progressive enough to assist self-builders and renovators in need of builders by providing hints, nods, and winks to local contractors they have known for years.

8. Avoid Quotes That Are Too Good to Be True

While a high price does not always indicate superior quality in a building firm, it is critical to resist the obvious temptations of a low price. If a contractor responds to your tender documents with a quote for your work that is significantly less than the other tender prices, you should be suspicious.

9. Evaluate a Builder’s Suitability Before Making a Commitment

Once you’ve compiled a list of recommended builders, it’s time to investigate their specific offerings.

Find out where the builders are based and what jobs they are currently undertaking. Whether a trade is local and what they have already committed to will reveal a great deal about their ability to deliver on their promises.

Another sign that someone is worth hiring is their years of experience — seek out experienced workers wherever possible.

Finally, determine whether your prospective team is directly employed or is made up of self-employed people. Neither of these scenarios is ideal, but understanding them will help you understand what you’re paying for.

Qualifications and documentation are also critical.

10. Evaluate your builder’s estimate

Familiarize yourself with the process of estimating, as this will play a significant role in your decision-making.

You should consider the following about each:

How specific is it?

Is it deconstructed?

Is there a division of labour and materials?

Is client relationship management (CRM) a part of the package? This is your responsibility to keep everyone informed — most importantly, you!

Is the price inclusive of a health and safety report?

Does it include everything you requested?

Is waste being accounted for properly? Is it inclusive of skips and muck-away lorries?

Are there any elements that particularly stand out?

Is it obvious whether or not VAT is included?

Is project management included in the price, or will you manage the job yourself?

How many site meetings are planned to ensure that all information is communicated and kept current?

Has a provision been made for the fees of building inspectors?

If the estimate is for the coming year, have annual price increases been factored in, particularly for materials?

It’s also worth becoming familiar with how to pay a builder at this point, to ensure that you meet the builder’s expectations and have the cash flow necessary to keep the project moving.

11. Obtain an Up-to-Date Reference

Another way to evaluate potential builders is to speak with people who are having work done on their property while they are away. This enables you to inquire off-the-record about what it’s like to have them in the house:

Are they courteous?

Tidy?

Punctual?

How is their communication?

The responses to these questions are nearly as critical as the finished product’s quality.

12. Select a contractor capable of project management

While project management entails a plethora of responsibilities and consumes considerable time, it is one method for obtaining the best performance from your builder. These responsibilities vary by job, but in general include the following:

Assuring that all necessary tradespeople are on-site at the appropriate time

Coordination with trades to ensure that all materials required arrive on time

Attending regular client meetings to keep them informed

Organizing impromptu meetings to enable the client to make critical decisions as the construction progresses

Meetings with building inspectors: organizing and conducting

Keeping track of any additional work, such as coordinating trades, sourcing materials, and keeping the client informed

Liaison with the architect and structural engineer regarding any necessary amendments to their work, as well as the organization of these works moving forward.

When a job is properly managed, it will generally run on time, within budget, and with minimal stress.

13. Establish a Contract

A contract that specifies the scope of work to be performed in exchange for the agreed price – as well as any additional costs not yet agreed upon – serves as a useful point of reference in the event of a dispute.

It will safeguard you if something goes wrong and will document everything for the peace of mind of both parties.

Areas we cover:

• Brookmans Park
• Potters Bar
• Welham Green
• North Mymms
• South Mymms
• Barnet
• Hertford
• Little Berkhamstead
• Epping Green
• Essendon
• Bell Bar
• Friern Barnet
• Southgate
• Palmers Green
• Winchmore Hill
• Enfield
• Cheshunt
• Goffs Oak
• St Albans
• Radlett
• Harpenden
• Finchley
• East Finchley
• North Finchley
• Hampstead
• West Hampstead
• Belsize Park
• St John Woos
• Cricklewood
• Park Royal
• Burnt Oak
• Woodgreen
• Tottenham
• Walthamstow
• Tottenham Hale
• Islington
• Maida Vale
• Kilburn
• Mayfair
• Soho
• Covent Garden
• Kensington
• Paddington
• Belgravia
• Victoria
• Green park
• Paddington
• Camden Town
• Primrose Hill
• Highbury
• Archway
• Muswell Hill
• Arnos Grove
• Cockfosters
• Hatfield
• London Colney
• Welwyn Garden City