Questions to ask a builder before you hire them

A friendly quote and a good price aren't enough to judge a builder by. These questions surface the things that actually predict whether a job goes smoothly.

About the work itself

• "What's included in this quote, and what isn't?" - get clarity on materials, waste removal, making good afterwards, and anything that might be a separate cost later.
• "What's the realistic timeline, including likely delays?" - a builder who gives you an honest answer about weather, material lead times, or trade availability is more trustworthy than one who promises a suspiciously tight schedule.
• "Will you be doing the work yourself, or subcontracting parts of it?" - useful to know who's actually turning up, and whether that person is the one you've been talking to.

About trust and track record

• "Can I see examples of similar work you've completed?" - ideally with photos and, if possible, a chance to speak to a previous customer.
• "Are you insured, and can I see the certificate?" - see our separate guide on checking a builder's insurance.
• "What happens if something goes wrong after the job's finished?" - a builder confident in their work will have a clear answer about snagging and any guarantee they offer.

About money

• "What deposit do you need, and when are the remaining payments due?" - see our guide on what deposit is reasonable.
• "What happens if the job runs over budget?" - agree upfront how unexpected costs (e.g. discovering rot once a wall's opened up) get communicated and approved, rather than finding out after the fact.

None of these questions should put a good builder on the back foot - a professional expects to answer them. It's a vague, defensive, or irritated response that's the actual red flag, not the question itself.