Choosing the right builder: seven questions to ask before you sign

The difference between a good building project and a bad one is usually not the price. It is who is running the job. Seven questions will tell you almost everything you need to know.

One: how many projects are you running at once, and who will be on my site every day? A named site manager and a small caseload beats a big firm with dispersed teams.

Two: can I visit a live site of similar scope? A builder who is proud of their live work will happily arrange this. If the answer is no, ask why.

Three: what contract do you work under? Any project over £30,000 or so should be run under a JCT Home Owner or JCT Minor Works contract. Not a scribbled quote, not a Word invoice.

Four: how are variations priced? Every project has changes. The important thing is that they are agreed in writing before the work is done, at a rate you accepted before the project started.

Five: what is your snagging process? A builder who is confident in their own work has a formal snagging process at the end. One walk-through with the client, one written list, one date it will all be completed by.

Six: what warranties come with the work? Ten years workmanship on new build and structural work is standard. Two years on interior finishes is standard. Anyone offering less is telling you something about their confidence in the work.

Seven: who will pull the insurance if something goes wrong? Ask to see the current certificate of public liability and employer's liability. Anything under £5 million is small.