House extensions and renovations are large projects with large budgets, and finding a reliable builder is key to your home project running smoothly and achieving a result that reflects what you wanted and will last. However (and as we all know too well) not all builders are equally conscientious and professional. If you spot any of the following signs, you may have bagged yourself a cowboy builder – a hazard to your home and your budget.
1. No references
The builder is cagey about referrals or brushes off requests to see work they have carried out previously. Past jobs are a builder’s CV and satisfied customers are their best reference, so a reliable professional will be more than willing to show off their best work.
2. Unsolicited arrivals
Have they just turned up on the door step offering to do a quick fix of something they’ve spotted while passing? Or are they spinning a story about having completed some work in the area and have some extra materials they could use for your house. Boy scouts used to come round and ask for a bob a job. This approach by ‘builders’ could result in a bodged job.
3. Their price is too low
If something sounds too good to be true, it generally is. Always source at least three different quotes so you get a good idea of what a job should cost. You don’t want anything collapsing because someone has skimped on the proper materials.
4. Your builder works off the books
If they are asking for cash for the whole job, don’t want to pay VAT and don’t want to give you a proper quote, just how professional an operation are they running? Legitimate businesses don’t operate this way. If they are willing to try and fleece the tax man, they might not hesitate to do the same to you.
At least if you pay by credit card, you may be able to claim some of your money back from the credit card company if you do get ripped off. If you prefer to pay cash at any point, get a signed receipt.
5. No contract
Paper is a surprisingly solid foundation when it comes to building work. Always get things in writing. You want estimates of how much the work will cost and how long it will take, and a legally binding contract when you decide to hire them, otherwise they could end up charging you more, spinning out a job, or denying that they ever agreed to do things.
6. They ask to be paid up front
Would you go into a restaurant and pay the whole price up front for a meal that you are planning on booking the following week? Thought not. An established and reliable builder should be able to buy materials and be happy to be paid on completion (and when you are satisfied with the job), or in stages as work progresses.
7. Where are they based?
If it appears to be out of the back of their van, they are not the builder for you. You want a registered business address, not a licence plate, so always check their back story and ask for proof that their business is fully registered. Plus, if they claim to be a member of a trade association, do your due diligence and check that they do actually belong to it.
8. An ever-changing workforce
They’ve got a rota of mates who are coming along to help them with the job, but you’re expecting experienced professionals or apprentices who are being trained up to do a good job. Subbies who are casually drafted in for the day to do the main contractor a favour may not know their footings from a hole in the ground. If in doubt about who’s on site, ask.
9. Poor timekeeping
It is not unusual for builders to juggle multiple jobs, but if your hired professional is disappearing for hours or days at a time – saying they’re going to be a few minutes and then don’t turn up until lunchtime, or they are constantly knocking off early – be wary. Question whether this is the start of a pattern that ends in them never turning up again and your new extension left only half-done.
10. They keep finding extra jobs
Unexpected problems can happen, that is what contingency budgets are for, but be suspicious if your builder keeps coming to you with extra issues and offers to fix as a favour while they are on site… for a fee. This could not only stretch your patience too far, but your budget, too.
11. Shoddy workmanship
Nails sticking out everywhere? Doors and gates hung the wrong way? Screws missing and an untidy site? You don’t want to spend time mending work you’ve paid to have done, so regular checks on progress and the quality of work are essential. If something isn’t quite right, ask the builder to fix it.
12. They have a reckless disregard for health and safety
A cavalier approach and lack of any suitable precautions could lead to a risk of injury to them or you. And as the homeowner, you could be liable for anyone who injures them themselves while working on your home. You might also question what else they don’t know when it comes to best building practices.
Cowboy builders are, thankfully a rare breed, and if you follow our guidelines, it should be easy to avoid them and find a reputable tradesperson who can create the house of your dreams.