Hiring a builder is one of the biggest financial decisions a homeowner makes. Done well, it transforms your home. Done badly, it can cost you tens of thousands to put right. After 17 years building across Somerset, Devon and Dorset, we have heard every horror story. Here are the seven things you should always check before you sign a contract with any builder.
1. Check They Are VAT Registered
Any legitimate building company with a turnover above £90,000 per year is required to be VAT registered. If a builder is offering to do significant building work for cash "to save you the VAT", walk away. It is illegal, and more importantly it usually means they have no insurance, no paper trail, and no accountability if things go wrong.
2. Ask to See Their Public Liability Insurance
Every builder working on your property should carry Public Liability Insurance of at least £2 million. Ask to see the certificate before work starts. If they cannot produce one, do not let them set foot on your property. If something goes wrong — an injury, damage to your neighbour's property, a structural collapse — you will be liable without it.
3. Get a Fixed-Price Written Contract
Never accept a verbal quote or a "day rate" contract for significant building work. Get everything in writing: the price, the programme, the payment schedule, what is included, and what is excluded. A reputable builder will always provide a written contract. At Brick Builds, every project is tendered on a fixed-price basis — you know the total cost before we start.
4. Check References and Reviews
Ask for at least three references from recent, comparable projects — and call them. Ask specifically: "Did the builder finish on time?", "Were there any unexpected costs?", "Would you use them again?" A good builder will have references readily available. Also check Google Reviews, Checkatrade, and Houzz for a pattern of reviews over time — not just a handful of five-stars.
5. Visit a Current or Completed Project
Ask if you can visit a current project site or a recently completed job. The state of a builder's site tells you everything. Is it tidy? Are materials stored properly? Is the work progressing consistently? Would you be comfortable with your home looking like that during the build? A chaotic site usually means a chaotic project.
6. Understand the Payment Schedule
Never pay a large deposit upfront — a maximum of 10–15% is reasonable to cover mobilisation. After that, payments should be tied to completed stages of work. If a builder asks for 50% upfront before starting, that is a major red flag. Legitimate builders have established supply accounts and do not need large upfront payments to fund materials.
7. Check They Have Experience With Your Specific Project Type
A good general builder may not be the right choice for a barn conversion, a listed building repair, or a complex basement excavation. Ask specifically how many similar projects they have completed in the last two years and ask to see photos. We specialise in exactly the types of projects that require genuine expertise — new builds, conversions, conservation work and extensions across Somerset.
Note:Red flags to watch for: builder asking for large cash payments, no written contract offered, no public liability insurance, cannot provide any local references, quote significantly lower than all other builders (it will not stay that way), pressure to sign quickly without time to consider.
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