How to Choose a Builder (Without Losing Sleep or Money)

Hiring a builder is like choosing a climbing partner for a difficult ascent. It’s not just about who’s strongest or cheapest. It’s about who you trust to rope up with you and guide the project safely to the summit - your home, your business, your legacy.

Piling works underway on a residential site.

At RISE, we’ve worked with outstanding builders and learned (the hard way, at times) what separates the reliable from the risky. Here’s how to make sure you’re not just hiring a contractor - you’re choosing a collaborator.

Start With the People Behind the Name

A building company is only as good as the people running it. Ask:

• Are they a registered limited company? This gives you a layer of protection and a paper trail. It also tells you they’ve made a commitment beyond the short term.

• Have the directors ever folded a company before? One closure isn’t always a red flag - life happens. But if there’s a pattern, dig deeper.

• Are they insured? If they don’t carry Public Liability, Employers’ Liability, Contractors’ All Risk, and Professional Indemnity - walk away. These are non-negotiable.

Look Beyond the Van and Hi-Vis

Great builders are often surrounded by quiet professionals who hold the build together. Ask who’s behind the scenes:

• Do they have technical and admin support?

• Is there a dedicated site manager, and can you meet them?

• Are certified trades (electricians, gas engineers) on the team or subcontracted?

Knowing the team means knowing your risks - and your peace of mind.

Relationships Over Estimates

Builders often give you an estimate. That’s the easy bit. But what you need is trust - and a fixed price contract.

• Get a written quote. It should include a fixed total, VAT, timescales, materials, and exclusions.

• Scope of works. Make sure your architect reviews this. We often catch what others miss - incomplete specs, vague allowances, materials that don’t match the design intent.

• Who’s buying what? Materials can be a minefield. Will they buy them? Will you? Are they sourcing from reputable suppliers?

A fixed quote built on vague assumptions is like building on sand. Clarity is the foundation.

Ask the Right Questions (Even If They Feel Awkward)

The best builders welcome your scrutiny - it shows you care. Ask:

• Are you a member of a trade body? It’s not essential, but it does show professional pride and accountability.

• Can I see your health and safety policy? You’d be shocked how many small firms wing this. Don’t let your site become a risk zone.

• Will you provide a guarantee? And will it be insurance-backed if the company disappears?

If they dodge, deflect, or downplay - that’s your answer.

Check the Story Behind the Portfolio

Photos are one thing. Stories are another. When you’re shown past projects, ask:

• Can I speak to two recent clients - and their architects?

• What were the biggest challenges? How were they resolved?

• Was the project delivered on time and on budget?

You’re not just looking for shiny finishes. You’re looking for character under pressure.

Don’t Build Without a Contract

This isn’t optional. A proper construction contract protects both sides.

• Use a RIBA or JCT building contract. Not something downloaded off the internet.

• Make your architect the Contract Administrator. We’ve seen too many clients try to mediate disputes between builder and designer. Stay out of the crossfire. Let us handle it.

Contracts clarify expectations. They don’t eliminate bumps in the road, but they do make sure everyone stays on the same map.

Timing Isn’t Everything - But It Matters

Ask when they can start. Then ask how long they’ll take. But also ask:

• Are they trying to shoehorn you in between jobs?

• Have they factored in weather, daylight hours, and delivery lead times?

We always recommend including start and end dates in the contract - along with provisions for delay. Realistic expectations are better than rosy ones.

The Best Builds Are Managed Twice

Every successful project we’ve delivered has had two key managers:

1. The builder’s site manager, running the show on the ground.

2. The architect as project manager, overseeing compliance, quality, and budget from above.

That combination is where the magic happens - collaboration, communication, and accountability.

Letting your architect lead the tender process is the surest way to avoid cowboy builders. We know how to spot red flags, how to test quotes, and how to set expectations early. It’s not just about finding the lowest bid - it’s about finding the best fit.

Final Thought: Hire Like You’re Building a Legacy

You’re not just hiring a builder. You’re investing in your future - one brick, one beam, one decision at a time.

Ask the awkward questions. Get it all in writing. And surround yourself with professionals who care as much about your project as you do.

That’s how you build something that lasts.

If you would like to talk through your project with the team, please do get in touch at architects@risedesignstudio.co.uk or give us a call on 020 3947 5886

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