How do I find a good builder?

Start with a shortlist of three, never one. Ask neighbours and friends who've had similar work done, and look for members of a recognised scheme such as the Federation of Master Builders or TrustMark — then verify the membership on the scheme's own online register rather than trusting a logo, because logos get copied onto vans and quotes. General building is unregulated in the UK, so the vetting is your job.

For each builder on your shortlist: ask for proof of £2m+ public liability insurance and check the name and dates on the certificate; speak to two or three recent customers, ideally visiting a finished job; and look the company up on Companies House for its age and any dissolved predecessors.

Then get all three to quote against the same written specification, so you're comparing like-for-like. Insist on an itemised quote, a stage-payment schedule tied to milestones rather than calendar dates, and a written contract. Be wary of the cheapest quote — it's usually missing scope rather than genuinely cheaper.

Watch how they behave while quoting, not just the figure. A good builder visits, measures, asks questions and takes a few days to price properly; a number scribbled on the doorstep is a guess you'll pay for later. Treat these as red flags: pressure to decide today, a large cash deposit demanded up front, no written quote or contract, a mobile-only contact with no fixed address, and an offer to knock off the VAT for cash — which usually leaves you with no comeback if the work goes wrong.

See our guide to checking builders' accreditations for the register links, or get matched with three vetted local builders — insurance and references are still yours to check.