How to choose a builder in the UK

Do builders need a licence?

No. You do not need a licence or a qualification to trade as a builder. Schemes such as TrustMark, and bodies such as the Federation of Master Builders, check their members and give you a complaints route. But they are voluntary. Not being a member does not prove anything bad.

Practical checks beat logos. Look for a registered company you can find on Companies House, a VAT number if they should have one, a real address, and recent jobs you can go and see.

How do I find a good builder?

Most people start with a recommendation from a friend or neighbour. Ask to see finished work, and ask the owner whether the job ran on time and on budget.

Architects and other trades, such as plumbers and electricians, often know builders they trust. Trade body directories and Which? Trusted Traders are other places to look.

What should I check before I choose?

• Insurance. Ask to see the certificate for public liability cover, and check that the amount is enough for your job.
• Company details. Look up the business on Companies House.
• References. Speak to at least two recent customers, ideally with a similar job.
• Memberships. If they claim a trade body or TrustMark, check it on that body's own website.
• Specialist work. Gas work needs a Gas Safe engineer. Notifiable electrical work needs a registered electrician.

How many quotes should I get?

Get at least three, in writing. Give every builder the same plans or list of work so the quotes can be compared fairly. Ask for a breakdown and find out whether each price is fixed or only an estimate.

The cheapest is not always the best. A very low quote may leave things out, or the builder may plan to charge extra later. Ask what is not included before you say yes.

What should the contract say?

For anything bigger than a small repair, get a written contract. It protects you and the builder. Standard contracts exist for home building work. The Federation of Master Builders offers a plain-English one.

• A detailed list of the work, with drawings or a specification.
• The total price, and how any changes will be priced and agreed.
• A payment plan tied to finished stages, not to dates.
• Start and finish dates, and what happens if they slip.
• Who buys the materials and what quality they must be.
• Working hours, skip placement and waste removal.
• Money held back until small jobs are put right.
• Insurance held by the builder.

What is the difference between building control and planning permission?

Planning permission is about whether you may build something. Building control is about whether it is built safely and to the Building Regulations. Many jobs need building control approval without needing planning permission.

Agree in writing who applies for what and who pays the fees. Removing a wall, changing the roof or building an extension will normally need building control. At the end, ask for the completion certificate. A buyer's solicitor will want to see it.

If your work affects a shared wall or sits near a neighbour's boundary, you may also need to give notice under the Party Wall etc. Act 1996.

How should I pay a builder?

Paying too much too soon is the most common way people lose money on building work. Citizens Advice suggests avoiding upfront payments where you can, and keeping any deposit to no more than a quarter of the price. Ask whether the builder has insurance that protects your deposit.

Pay in stages that match visible, finished work, and look at the work before you pay. Which? suggests holding back about 2.5% of the price for three to six months after the job. That covers the small faults that appear once you live there. If you can, pay by a method with some protection, and avoid cash.

Can I cancel after signing?

Often, yes. If you agree the contract at your home, you normally have 14 days to cancel. The builder must tell you about this right. If they do not, the period can be much longer.

There is a catch. If you ask the builder to start work within the 14 days, you may have to pay for the work already done if you cancel. The right does not usually apply if you sign at the builder's own premises.

What guarantees should I ask for?

A guarantee is only as good as whoever stands behind it. A builder's own guarantee ends if the business closes. An insurance-backed guarantee still stands, because an insurer is behind it. Some trade schemes offer these.

For a new home or a major conversion, a structural warranty from a provider such as NHBC is common. For an extension or renovation, ask exactly what is covered, by whom, and for how long.

What are the warning signs?

• Pressure to decide today, or a discount that ends today.
• A verbal quote, or a refusal to break the price down.
• A large cash payment up front.
• No address, or only a mobile number.
• A knock at the door about your roof or driveway.
• A reluctance to involve building control for work that clearly needs it.

What if something goes wrong?

Raise it in writing and keep photos and dates. If the builder belongs to a trade scheme, use its complaints or dispute service. Citizens Advice and your local Trading Standards team can advise on your rights. The small claims court is the last step.