Which Questions Should I Ask a Builder Right at the Start?

Hiring the right builder is the route to a happy and successful project. Houzz professionals suggest 10 key questions you should ask first

31 July 2014
Writer, selector, connector. Freelance contributor to Houzz UK.
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Building or renovating a dream home is an emotional rollercoaster. Although thrilling in parts, there comes a point where we all want to cover our eyes and pray it will soon be over. Preparation and planning are two things that can help to smooth the ride, not least when it comes to choosing a builder. From the very beginning, you will need to reach an understanding with them about what needs to be done, what it will cost and how long it will take.

So which questions should you ask before you make your choice? Houzz professionals offer their expert advice.
Contemporary Living Room by Craft Renovations
Craft Renovations
Are you a good fit for this job?
There’s no point in hiring a roofing specialist who dabbles in this and that, when what you really need is a company that can confidently handle all aspects of design and build. Sam Thornell, manager at Hart Design And Construction, advises homeowners to think about the nature of the work that needs to be carried out and compare that to the experience and size of the company. ‘It’s up to the client to do their research, ask the right questions and make sure they will be comfortable with the person who’s going to be working in their house,’ he adds.
Contemporary Living Room by Ashville Inc
Ashville Inc
Are you accredited?
If the builder is a member of a trade association, such as the Federation of Master Builders (FMB), then this increases the likelihood that they are reliable and trustworthy. The FMB imposes strict membership criteria based on proficiency, solvency and safety, among other things, and also has a code of practice. It can even help to resolve disputes. Some professionals, such as Sam Thornell, accept that these schemes ‘do help to foster higher standards in the industry’ but argues that ‘nothing speaks better than previous work’. There are specific trades where accreditation becomes even more important, though, such as gas and electricity. ‘We believe that for engineer-related bodies such as Gas Safe and NICEIC, continuous examination of homes to ensure work is carried out safely is of paramount importance,’ says Daniel Louisy, project manager at Ashville Inc.
Contemporary Staircase by Zephyr Interiors
Zephyr Interiors
Are you insured?
At the risk of sounding like a PPI ad, things do occasionally go wrong. So it pays to be prepared and protected, especially when the damage could easily run into the tens of thousands. ‘Make sure the contractor has employers’ liability insurance, public liability insurance and contract works insurance,’ says Sam Thornell. This will show they are serious about their work and have your interests in mind.’
Modern House Exterior by LLI Design
LLI Design
Do I need planning permission?
This will be one of the first things a reliable professional will establish with their client. It’s all too easy for a cowboy builder to come round and tell you what you want to hear. ‘Extend the kitchen? No problem.’ A few years later, when it’s time to sell, a building inspector knocks on your door and asks you to revise it. Or take it down. Generally, it’s the responsibility of the homeowner to check with their local council, either themselves or through an architect, regarding major structural work such as extensions. But the builder can play their part, too. ‘We normally undertake the entire build process, from concept to completion,’ says Daniel Louisy. ‘However, for projects where clients have previously instructed an architect, we would always investigate whether permissions are in place.’
Industrial Games Room by Reiko Feng Shui Design
Reiko Feng Shui Design
Can you recommend an architect or structural engineer?
For larger projects, you are going to need the specialist knowledge of an architect to imagine your dream home. But how do you know who to trust? Your builder could be a great place to start, so ask if they can recommend anyone. ‘Contractors usually build up a rapport with architects and structural engineers with whom they have previously worked,’ Daniel Louisy explains. ‘When an issue arises on site, it’s these healthy working relationships that can help a team to find a solution.’

Find out how to hire an architect
Contemporary by Craft Renovations
Craft Renovations
Can you propose a schedule of work?
Anyone who has been through the renovation process will tell you how important a schedule of work is. A builder should be able to plot the development of a project, identify pressure points and estimate a realistic completion date. This document can also help you to manage cash flow (staged payments give you control over the project), plan purchases if you are supplying materials yourself, and placate neighbours who would rather be elsewhere when the drilling starts. But be aware that projects don’t always run according to schedule. ‘Smaller jobs tend to be manageable and predictable, others less so,’ says Sam Thornell. ‘We might unearth things halfway through that are key structural considerations, or the client might change their mind once construction is underway. It’s an evolving process.’

See how to budget for your project
Contemporary Bedroom by Ashville Inc
Ashville Inc
How often will I see and hear from you?
If you know your builder is merely a phone call away, you will have more confidence in them. Of course, you want to leave the experts to do their jobs, but it’s also important to hear about problems before they become nightmares. No contractor wants to be micromanaged, though, so try to establish a reasonable frequency of check-ins, either on site or over the phone, to review the previous week’s work and plot a course for the following one. ‘Every client is different, so our process varies,’ says Daniel Louisy. ‘But once the scope of work and a schedule have been agreed, site meetings are usually arranged once a week with the project manager to discuss progress. We also encourage our clients to visit the site sporadically.’
Industrial Kitchen by Floisand Studio
Floisand Studio
Will you be using any subcontractors?
Builders will often work with other tradespeople on specific aspects of a project, such as electrical work, roofing and window installation. Make sure you know who these people are, whether they are accredited and who they will be reporting to. That will usually be the contractor – the homeowner rarely gets involved. ‘We use the same subcontractors every time, so we know we can rely on them, and that means the client can, too,’ says Sam Thornell, who makes sure all of their work is carried out under a JCT Minor Works Building Contract.
Traditional Bathroom by Ashville Inc
Ashville Inc
What happens if the cost or scope of the work changes?
This is the dreaded question, but it’s so important to ask it. Some homeowners are on a tight schedule and many tend to overextend themselves when it comes to budget. Delays could be particularly costly for those in short-term rented accommodation. Check if your builder offers a fixed, all-inclusive cost for the project or whether revisions are likely to be made. Always get everything agreed in writing. Sam Thornell recommends that homeowners also have a safety pot of about 10-15% in case things go wrong.
Tropical Terrace by Nick Leith-Smith Architecture + Design
Nick Leith-Smith Architecture + Design
How can we build a good working relationship?
Communication is key. Keep talking to your builder about what you would like to achieve, what has worked and what hasn’t. If the relationship does sour, consider bringing in a third party to manage the project. ‘An architect can explain to the contractor what you would like to do, inspect on site and issue an architect’s instruction if a variation on the original contract is proposed,’ says Sam Thornell.

Which questions did you ask your builder? Share your experiences in the comments below.
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septimus1
Amar, perhaps you should look at my earlier email where I suggest that, in the first instance, it would be appropriate to make contact with the Royal Institute of British Architects and describe to them what sort of Consultant you are looking for (Architects specialising in small extensions, new houses or even prestige commercial developments). Without knowing what it is you hope to build and where, asking for a recommendation for a "good Consultant" is like asking if I can recommend a good restaurant; it all depends on where you want to eat and what sort of food you like to eat. But, please do not ask me to make a recommendation, even with all the relevant briefing information. I am not as familiar with the extent, location and capabilities of Consultants as is the Royal Institute of British Architects and could not possibly advise you as to which Consultant you should talk to, although I suspect you know that already and your request for my recommendation may have other agendas.
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Amar Patel
Sorry I could only see one comment here – no email came through –and there was no mention of RIBA. Just wondering what kind of Consultant you had in mind. Thanks for clarifying.
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septimus1
You are welcome. Keep posting!
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