8 February 20266 min
Most builder horror stories start with one of three things: no written contract, large up-front deposits, or no verifiable references. If you avoid those, you avoid 90% of the disasters.
Things to check on every builder: 1) £5m+ public liability cover. 2) Membership of a trade body (FMB, TrustMark, NHBC, FMB). 3) At least three references from completed projects in the last 12 months. 4) A written fixed-price contract, not an 'estimate'. 5) Reasonable mobilisation deposit (5–10% max), not 30% upfront.
Walk away from any builder who refuses to provide written specifications, won't show insurance certificates, or pressures you into signing on the first visit.