The construction industry has its share of unreliable operators, and a bad builder can turn your dream home improvement into a nightmare. Here are 10 essential questions to ask any builder before you commit — and the answers you should be looking for.
1. Are You VAT Registered and Insured?
Any builder working on significant construction projects should be VAT registered (if they turn over more than £90,000/year) and carry public liability insurance and employers' liability insurance. Ask to see their insurance certificates before work starts.
2. Can You Provide References or Show Me Previous Work?
A reputable builder will have a portfolio of completed projects and be happy to provide contact details for previous clients. Better still, ask if you can visit a completed project. Essex Loft Extensions has over 40 years of projects in the area — references available on request.
3. Who Will Be on Site Day to Day?
Will it be the owner, a project manager, or a subcontracted team? Knowing who is responsible for day-to-day quality and decisions is essential. At Essex Loft Extensions, our experienced team is directly employed and works to consistent standards.
4. Do You Provide a Fixed-Price Contract?
Always insist on a detailed, itemised fixed-price contract. Day-rate or open-ended contracts create financial uncertainty. A fixed-price contract means your builder absorbs unexpected costs, not you.
5. How Do You Handle Changes Mid-Project?
Changes happen on any build. Ask how changes are priced and documented. Any variation to the contract should be agreed in writing before the additional work starts.
6. What is the Payment Schedule?
Never pay the full amount upfront. A typical payment schedule is: 10% deposit on signing, stage payments tied to construction milestones, and a 5–10% retention held until the final completion certificate is issued.
7. Who Manages Planning and Building Regulations?
Check whether your builder includes planning and Building Regulations management in their price, or whether this is extra. At Essex Loft Extensions, we handle all applications as part of our standard service.
8. What Warranty Do You Provide?
Ask about the defects liability period (typically 12 months) and what structural warranty is offered. A quality builder will stand behind their work.
Ready to Get Started?
Choosing the right builder is as important as any design decision. Essex Loft Extensions ticks every one of these boxes — 40 years experience, fully insured, fixed-price contracts, and hundreds of happy clients across Essex and Hertfordshire. Call 01279 218410 to arrange your free consultation.
Essex Loft Extensions Team
Based in Harlow, Essex · 40 years experience · 01279 218410
