008- How to Find and Appoint the Right Builder

​Introduction

​Imagine it’s a chilly Friday morning, and your builder just… vanishes. One moment they’re promising smooth sailing, and the next, they’re MIA. That’s exactly what happened to a client of mine not too long ago, and let me tell you, scrambling to track them down was not how I planned to spend my day. That chaotic experience taught me some valuable lessons about finding and working with builders—lessons you won’t find in any how-to guide. Here’s what I’ve learned (the hard way!) about picking the right builder.

Steer Clear of Builders Who "Ambulance-Chase" Planning Applications 

​Some builders lurk around planning applications, swooping in with offers before you’ve even thought about contractors. Sound convenient? Maybe—but it’s usually a red flag. These companies are often newer, eager for quick cash, and might not have the experience or financial stability to see your project through. Look for a builder with a solid track record, not just enthusiasm.

 Get Multiple Quotes 

​This one’s non-negotiable: always get at least three quotes. Why? Because prices can vary wildly. A high quote doesn’t always mean high quality—sometimes it’s just their way of saying, “We’re too busy for this project.” On the flip side, a super-low quote might mean they’re inexperienced or struggling to get work. And if a builder charges for quotes? That’s often a good sign. It shows they value their time and don’t need every job that comes their way.

Check Their Lead Times 

​Here’s the thing about great builders: they’re rarely available right away. If someone’s ready to start tomorrow, it could be a red flag. Sure, cancellations happen, but generally speaking, a builder with no lead time might be quiet for a reason. A bit of a wait is normal—and worth it for the right person.

Ask How Busy They Are 

​You want a builder with the Goldilocks amount of work—not so overloaded that your project gets lost in the shuffle, but busy enough to suggest they’re in demand. Ideally, you’ll have a consistent point of contact throughout the project, not whoever happens to be free that day.

Seeing Their Previous Work 

​A reputable builder will be proud to show off their past projects. Ask to see something recent, and if possible, chat with one of their former clients. If they seem hesitant to provide references or photos, it’s a red flag. Trust your gut—if something feels off, it probably is.

Be Cautious With Reviews 

​Reviews can be a mixed bag. Some companies pay for glowing testimonials, so don’t take them at face value. Look for reviews that mention specific details, like the builder’s name or a particular project. Consistent, detailed feedback is usually a good indicator of reliability.

 Avoid Huge Upfront Payments 

​A solid builder should have the financial backing to handle initial costs. If they’re asking for a large upfront payment, it could mean they’re low on funds. A small deposit is normal, but for larger sums, consider paying by credit card or bank transfer for added protection. Payment plans based on milestones are ideal—you shouldn’t be paying for work that hasn’t been done yet.

Get Everything In Writing 

​A written contract isn’t just a formality—it’s your safety net. It doesn’t need to be overly complicated, but it should clearly outline the scope of work, payment terms, and timeline. This protects both you and the builder by setting expectations upfront. If your project is significant, consider consulting a legal advisor to review the contract.

Insure Your Project 

​Even the best builders can hit snags. What if your contractor goes bankrupt mid-project or doesn’t fix a mistake? Insurance can help protect your investment. Talk to an insurance broker about coverage options—it’s a small cost for a lot of peace of mind.

Trust Your Gut 

​At the end of the day, you’ll be working closely with your builder for weeks or even months. Choose someone you feel comfortable with. If they seem trustworthy and easy to communicate with, they’re probably a better choice—even if their quote isn’t the cheapest. Spending a little extra now could save you from costly headaches later.

 Plan For Contingency 

​Even the most carefully planned projects hit unexpected snags. Set aside a contingency fund (10-15% of your budget is a good rule of thumb) to cover surprise costs or last-minute changes. That way, you won’t be caught off guard if something comes up.

Conclusion 

​Finding the right builder can feel like navigating the Wild West—but it’s worth taking the time to do it right. Trustworthy builders exist; they’re just not always the ones who knock on your door first. Do your homework: check their company records, learn about their history, and make sure they’ve got a stable track record. A little extra research upfront can save you a world of trouble down the road.
Ready to get started? The perfect builder is out there—you just need to take the time to find them. Happy building!

About the Author

​Joe Marshall BSc (Hons)
Building Surveyor and Director of Silver Teal Ltd

With an expansive career throughout London and Southeast England. Joe brings a wealth of expertise to the Silver Teal Workspace. His extensive experience in both public and private sectors, notably in social housing and emergency services, has honed his proficiency in building pathology and the overall built environment. Joe's academic achievements are highlighted by his 1st Class Honours degree in Building Surveying.

As a director, he is a fervent advocate for nurturing young talent and fostering industry growth. Joe is committed to propelling Silver Teal Workspace forward with his visionary leadership.

If you would like a complimentary discussion with Joe feel free to get in touch

📞 0208 103 4842
✉️ [email protected]