How to hire a builder in 2026 — the proper checklist

Step 1 — Check accreditations and insurance

In the UK, accreditation matters far more than reputation built on Instagram. Three pieces of paper genuinely matter: Federation of Master Builders (FMB) membership, TrustMark Government Endorsement, and a Checkatrade or TrustATrader listing with verifiable real reviews.

Insurance matters more. Any builder you let on site should hold public liability insurance of at least £2m (£5m for larger projects), employer’s liability of £10m (legally required if they employ anyone), and contract works insurance for the project value. Ask for the certificates. Verify the policy number is in date by calling the broker if you have any doubt.

If a builder cannot produce insurance certificates within 48 hours of request, walk away. There is no exception to this.

Step 2 — Get three written quotes, not three phone calls

You cannot compare quotes that aren’t in writing. A proper quote should specify: the scope of works in detail; the materials and finishes assumed; the structural design responsibility; the start date and programme; the payment stages and what each stage covers; the warranty period; and what is explicitly excluded.

When all three quotes contain the same scope, comparison becomes possible. When they don’t, the cheapest quote is almost always the one missing the most scope — and you’ll pay the difference in variations once work starts.

Be deeply suspicious of any builder reluctant to put a quote in writing or one who quotes from a phone call without a site visit. Both behaviours signal a project that will end badly.

Step 3 — Use a written contract

Verbal agreements are not enforceable in any practical sense. Every project over about £10,000 should use a written contract — either a JCT Minor Works or JCT Home Owner Contract for residential work, or the FMB’s own contract templates.

The contract should reference the scope of works document, the agreed price, the programme, the payment schedule, the variation procedure, the dispute resolution mechanism and the defects liability period. It should be signed by both parties before any work starts.

A reputable builder will be happy to use a contract. If yours pushes back, that is your answer.

Step 4 — Stage payments tied to deliverables

Never pay large deposits upfront. Stage payments should be tied to defined milestones: site set-up complete; structural shell complete; first fix complete; second fix complete; practical completion; final retention released after defects period.

A typical payment profile for a £100,000 project might be: 5% deposit on contract signing, 15% on site set-up, 25% on structural shell, 20% on first fix, 20% on second fix, 10% on practical completion, 5% retention released after a 6-month defects period.

Anyone asking for 50% upfront is using your money to finance someone else’s project — and that money may be gone by the time their cash flow problems surface.

Warning signs that mean walk away

There are six classic warning signs we tell people to treat as deal-breakers: cash-only payment requests; no fixed business address; quotes that look suspiciously low compared to others; no insurance certificates available within 48 hours; pressure to sign quickly because "prices are going up"; and any pattern of negative reviews mentioning unfinished work, missed deadlines or extra charges discovered late.

Trust your instincts on the first meeting. If the builder cannot explain their approach to structural work, planning, Building Regulations, party walls and CDM regulations clearly in plain English, they are unlikely to actually do those things properly on your project.