Get at least three written, itemised quotes for the same job, check the trader's identity and insurance, agree a written contract with stage payments, and don't pay most of the cost up front. The Consumer Rights Act 2015 and Consumer Contracts Regulations 2013 entitle you to work done with reasonable care and skill, and often a 14-day right to cancel.
How do I find builders worth asking for a quote?
Personal recommendations from people who had similar work done recently are still the best start. Ask to see the work and to speak to the client. Your council may run, or link to, a Trading Standards approved trader scheme, and government-endorsed schemes such as TrustMark list vetted traders. If a trader says they belong to a scheme or trade association, check that on the scheme's own website rather than trusting a logo.
Be wary of anyone who knocks on your door uninvited, says your roof or chimney is dangerous and needs doing today, offers a discount for deciding on the spot, or asks for cash. A genuine trader doesn't need you to decide on the doorstep.
What should a builder's written quote include?
A quote is a fixed price. An estimate is a rough guess that can go up. Citizens Advice recommends getting written quotes from at least three traders, and being cautious of one that is far cheaper than the rest, because it may not include the same work. A good quote sets out:
- A fixed total price, not just a day rate, and whether VAT is included.
- A breakdown of the work and materials, with the specification of the main items.
- What is excluded, and any provisional sums for things that can't be priced until they are opened up.
- How long the price is valid for, and when and why it could change.
- The start date, expected duration and working hours.
- Who removes waste, and who pays for skips.
- The payment stages, and the cancellation information if you are agreeing the contract at home, by phone or online.
What checks should I make on a builder?
Before you accept a quote, check who you are dealing with. These checks take an evening and can save months of trouble:
- Identity: a full name, a business address and a landline or company number, not just a mobile. Limited companies can be looked up free on Companies House.
- Insurance: public liability insurance as a minimum, and employers' liability if they have employees, which is a legal requirement. Ask for current details in writing.
- Registrations: gas work must be done by a Gas Safe registered engineer, electrical work by a qualified or registered electrician, and replacement windows by a registered installer or with building control approval.
- Recent work: two or three similar jobs you can look at, and a client you can speak to.
- Your own cover: tell your home insurer about major work before it starts and check you are covered while it is going on.
What should the contract say, and how should I pay?
A contract exists as soon as you agree the work, even verbally, but a written one is what protects you. It can refer back to the quote, and it should cover timings, what happens if there are delays, how changes will be priced and agreed, and how and when you will pay.
Pay in stages linked to clear points in the work, such as foundations inspected, roof on and completion, so problems can be put right before the final payment. Citizens Advice says avoid paying everything up front and, if a deposit can't be avoided, keep it as low as possible and no more than 25%. Paying by credit card can add protection: for work costing over £100 and up to £30,000, section 75 of the Consumer Credit Act can make the card provider jointly responsible. Cash and bank transfers don't have that protection.
Can I cancel a building contract?
Under the Consumer Contracts Regulations 2013, if you agree a contract away from the trader's premises, such as in your own home, or remotely by phone or online, you usually have 14 days to cancel. For services, the 14 days run from the day after the contract is made. The trader must give you cancellation information and a cancellation form. If they don't, the cancellation period is extended by up to 12 months.
A trader can only start work within the 14 days if you expressly ask them to. For a contract agreed at home, that request must be on paper or in another durable form such as email. If you then cancel, you pay a proportionate amount for the work done so far. If the trader didn't give you the cancellation information, you owe nothing for that work. Some contracts are excluded, including goods made to your own specification and urgent repairs you asked for, so check how made-to-measure items such as windows are treated.
What rights do I have if the work isn't right?
The Consumer Rights Act 2015 says a trader must carry out a service with reasonable care and skill. What the trader tells you, about themselves or the work, can become part of the contract if you rely on it. If no price or timescale was fixed, you pay a reasonable price and the work must be done within a reasonable time.
If the work falls short, you can first ask the trader to put it right at their own cost. If that is impossible, or isn't done within a reasonable time and without significant inconvenience, you can ask for a price reduction, which can be up to the full price. Put complaints in writing and keep photographs. If you can't agree, the Citizens Advice consumer helpline (0808 223 1133) can explain your options, including alternative dispute resolution.
What are the warning signs of a cowboy trader?
Most problems with builders show before any work starts. The same checks apply to every trader, including us, and a builder worth hiring will be glad you asked. Watch for:
- No written quote, or a price far lower than everyone else's.
- Pressure to sign or pay today, or a 'today only' discount.
- A request for a large deposit, or for cash.
- No landline, no business address, or a company name that doesn't match the paperwork.
- Vagueness about planning, Building Regulations or certificates, or saying you don't need them without explaining why.
- No cancellation information when you agree the job at home.
- Reluctance to put changes and extra costs in writing.
Sources
- Citizens Advice – Before you get work done on your home
- Citizens Advice – Cancelling building or decorating work
- legislation.gov.uk – Consumer Rights Act 2015, Part 1, Chapter 4 (services)
- legislation.gov.uk – Consumer Contracts Regulations 2013, regulation 36
This guide is general information for homes in England, not legal or professional advice for your property. Rules change — check with your council or the Planning Portal before you rely on it.