Eight questions to ask a builder before you sign anything

Most building disputes I have seen started before a spade went in the ground. The quote was vague, the contract was a text message, and the first real conversation about money happened halfway through the job.

If you are choosing a builder for an extension, a refurbishment or a new house, ask these eight questions. A good builder will be glad you did.

1. Who will actually run my job?

The person who sells you the job is often not the person who runs it. Ask who will be on site day to day, who makes decisions when something unexpected turns up, and who you call. At Tatton, the person who prices the job is the person who runs it.

2. Is this a fixed price, and what are the provisional sums?

A provisional sum is an allowance for something not yet designed or chosen, like a kitchen, the tiles or the foundations. It is a placeholder, not a price. A quote with a lot of provisional sums can look cheap and end up being the most expensive.

3. What contract will we sign?

There should be a written contract, not just a quote. Standard forms exist for exactly this. The JCT has contracts for homeowners, and the Federation of Master Builders publishes a plain-English building contract for its members' clients. Either is far better than an email chain.

4. How do the payments work?

Payments should follow the work: stages that are clearly defined and that you can see on site. Be wary of a large payment up front for anything other than specific materials that have to be ordered early.

5. What happens when something changes?

Something always changes. Ask how variations are handled. The right answer is that every change is priced and agreed in writing before it is carried out, so the final account never comes as a surprise.

6. What insurance do you hold?

Ask for public liability, employer's liability and contract works insurance, and ask to see the certificates. On a bigger job, ask who insures the existing structure while it is being worked on.

7. Who is handling building control, party walls and the structural engineer?

Someone has to apply for building control, serve party wall notices and get the structural calculations done. Find out who before you start, and make sure it's in writing.

8. Can I see a finished job like mine?

Photos are easy to borrow. Ask to see a completed project similar to yours, with its value, and ask whether you can speak to that client.

If a builder can't answer these clearly, their price isn't comparable to one from a builder who can, however much cheaper it is.

Where we stand

We are members of the Federation of Master Builders and hold Constructionline Gold. Our finished projects are on our work page with their real values, and our cost guide shows the rates we work to before you've even called us.

If you're getting quotes for an extension or a new build in Altrincham, Hale or anywhere across Cheshire, send us the drawings and we'll answer every one of these questions in writing.