Direct answer
Before hiring a builder, ask who will do the work, what is included, which drawings or specifications control the job, who handles approvals and inspections, how changes are priced, and what records you receive at completion. Verify important answers independently.
Who will carry out the work?
A useful answer identifies responsibilities rather than only describing years of experience. Ask to verify claims or scheme membership with the relevant issuer.
- Who is your day-to-day contact?
- Which work will the business perform itself and which may be subcontracted?
- Has the team completed genuinely comparable projects?
- Who is responsible for site supervision and security?
- What insurance applies to the proposed work and project period?
Official guidance: Citizens Advice.
What exactly is being built?
- Which drawings, specification and revision will be priced?
- Are structural design, calculations or specialist surveys required, and who appoints them?
- Which finishes, fittings and provisional choices remain undecided?
- Are protection, temporary works, making good and waste removal included?
- What existing conditions could require further investigation?
Who checks permissions and Building Regulations?
Planning permission and Building Regulations are different systems, and a project may need one, both or neither. Establish who will check and apply before work starts, then verify the position with the appropriate authority.
Do not assume that appointing a builder transfers every responsibility automatically. Record who supplies applications, notices, inspection access and completion documents.
GOV.UK advises checking whether Building Regulations approval is needed before constructing or changing buildings in covered ways.
What is known about the existing building?
Work that breaks into existing building fabric can expose concealed services, defects or hazardous materials. Share known surveys and records before pricing.
HSE guidance says information about asbestos must be sufficient for the planned work and notes that intrusive refurbishment work may require a more intrusive survey. Do not disturb suspect material yourself.
Official guidance: Health and Safety Executive.
How will programme, payments and changes work?
Agree a written route for changes before work starts. A verbal request made on site can otherwise create uncertainty about price, time and responsibility.
- What is the realistic start window and expected duration?
- Which dependencies could delay progress?
- What objective milestone triggers each payment?
- How must extra work or a design change be described, priced and approved?
- What happens if a specified product becomes unavailable?
- What snagging, certificates, guarantees and handover records are expected?
Official guidance: Citizens Advice.
Sources and further guidance
- Before you get work done on your home — Citizens Advice
- Planning permission and building regulations — GOV.UK
- Building regulations approval: when you need approval — GOV.UK
- Introduction to asbestos safety: actions to take — Health and Safety Executive
External guidance can change. Check the linked source for the current position and advice for your exact circumstances.