How to Choose a Builder: Red Flags to Watch For

Short answer: the clearest warning signs appear before work starts — a price with no breakdown, pressure to pay a large deposit in cash, no evidence of insurance, and reluctance to provide anything in writing. A builder confident in their work is generally happy to be checked.

At quote stage

• One headline figure, no breakdown: a genuine quotation for anything beyond a small job should be itemised, so you can see what you're paying for and where the risk sits if something changes.
• A price that's far lower than everyone else's: usually means something is missing from the scope, corners will be cut, or the price will change significantly once work starts.
• Reluctance to visit the property: a serious quotation for anything beyond very minor work should follow a site visit, not a phone call or photos alone.

Around payment

• Large upfront deposits, especially in cash: a reasonable deposit against materials is normal; being asked for the majority of the project cost before work starts is not.
• No written payment schedule: you should know in advance what's paid at what stage, tied to work actually completed.

Paperwork and accountability

• No evidence of public liability insurance: ask to see it, and check the policy is current — this protects you as well as them if something goes wrong.
• Gas, electrical or structural work with no mention of relevant qualifications: gas work must be carried out by a Gas Safe registered engineer, and notifiable electrical work by someone who can certify it under a competent person scheme. Ask directly.
• Nothing in writing: a written quotation, a programme, and a clear point of contact are reasonable to expect on any project beyond a small repair.

Trust your own judgement too

Genuine reviews on an independent platform, a willingness to show previous work, and straightforward answers to direct questions about qualifications and insurance are all reasonable things to ask for before committing to a project of any size.