Published 25 April 2026 · Updated 14 May 2026
By Jon Thompson, Director — Living Design & Build Ltd, FMB-member builder, Bridgnorth
Hiring a builder is a big decision. After 20 years on the trade in Shropshire and the West Midlands, here are seven questions we'd want clients to ask any builder before signing — including us.
1. Are you a member of a recognised trade body?
Look for FMB (Federation of Master Builders), TrustMark, Constructionline or Checkatrade. FMB membership requires references, an inspection of completed work, and ongoing professional standards. We've been FMB members since 2012. If a builder isn't a member of any body, ask why.
2. Can I see three recently completed projects?
Not just photos — real addresses, recent dates, and ideally a phone number for the homeowner. Any honest builder has a list of clients who'll vouch for them. A builder who can't produce this is a red flag.
3. Are you VAT registered?
Builders turning over more than £90,000 a year (the 2026 threshold) must be VAT registered. A 'cash deal to skip VAT' is a sign you're dealing with someone too small to handle a serious build, or someone happy to break tax law — neither inspires confidence on a £80,000 project.
4. What insurance do you carry?
Ask to see the certificates. The minimum on a house extension is £2 million public liability and £10 million employer's liability. Anything less is a red flag.
5. What workmanship guarantee do you offer?
Industry standard is a written 2-year workmanship guarantee. FMB members can offer an insurance-backed guarantee (Build Assure) covering you up to 10 years even if the builder ceases trading. Always get the guarantee in writing as part of the contract.
6. Will I get a fixed-price quote and a written contract?
Fixed-price quotes (not 'estimates') are essential for a large project. The contract should specify exactly what's included, the start date, the program, the payment schedule, and what happens if either side wants to vary the work. We use the JCT Minor Works contract as standard for residential projects.
7. Will you handle planning, structural, and Building Regulations?
A proper design-and-build firm should run the whole show — architectural drawings, structural engineer, planning application, Building Regs, party-wall notices. If the builder expects you to coordinate the architect and the structural engineer separately, you're going to spend evenings chasing professionals instead of getting on with your day.
Frequently asked questions
How much should I pay up front?+
Industry norm is 5–10% on contract signing for material orders, then staged payments tied to milestones (foundations down, weatherproof, first-fix complete, etc.). Anyone asking for 50% up front before any work has started is a major red flag.
How many quotes should I get?+
Three is plenty. More than that and you're comparing apples to oranges — every builder will spec slightly different materials and inclusions. Focus on what's in the quote, not just the bottom line number.
What if the lowest quote is much cheaper than the others?+
It's almost always cheap for a reason — missing items, lower-spec materials, no contingency for unforeseen work, or a builder who underestimates and runs out of money halfway. We routinely come in mid-price and finish on budget; clients rarely regret avoiding the cheapest quote.