Before You Appoint a Builder: A Practical Checklist to Avoid Costly Mistakes

Niket Kapur • 29 March 2026


Most building projects do not fail because of poor workmanship alone. They fail because the groundwork has not been done properly before a builder is appointed.


In our experience, many of the problems homeowners face such as cost overruns, delays, disputes, and in some cases serious structural issues can be traced back to decisions made at the very beginning.


This checklist is designed to help you approach that stage in a structured and informed way, so that you can choose the right builder, compare quotations properly, and protect your position from the outset.



1. Define Your Project Properly (Before Speaking to Builders)


Recommendation


·        Architectural drawings


·        Structural drawings


·        A clear scope of works


·        Clear budget and expectations


Why


Without clarity, builders will make assumptions which leads to inconsistent quotations and missing items.


Example


Different builders may assume different quality levels, resulting in prices that are not comparable.



2. Prepare a Detailed Specification (Critical Step)


Recommendation


·        Materials


·        Finishes


·        Structural elements


·        Fixtures and fittings


·        Who supplies what


Why


A specification ensures quotes are comparable and prevents costly extras later.


Example – Porcelain Tiles


Tiles fixed without full adhesive coverage may fail over time, similar to poorly buttered toast.


Example – Bathroom Walls


Plasterboard, moisture resistant board, and HardieBacker all differ in cost and suitability.



3. Shortlist Builders Properly


Recommendation


·        Select 3 to 5 builders


·        Check relevant experience


·        Ensure capacity


Why


Not all builders are suited to all project types.


Example


A refurbishment builder may struggle with structural extensions.



4. Carry Out Proper Due Diligence


Recommendation


Visit both recent and older projects (5–6 years old).


Why


Older projects show long-term performance and builder reliability.


Recommendation


Check company structure, directors, and assets.


Why


Financial strength affects accountability if issues arise.



5. Issue Identical Information to All Builders


Recommendation


Provide identical drawings and specifications.


Why


Ensures quotes are directly comparable.



6. Analyse and Compare Quotes Properly


Recommendation


Review inclusions, exclusions, and assumptions.


Why


Low quotes often hide missing items.



7. Interview the Builders


Recommendation


Ask about project management, team, and safety.


Why


You are selecting a process and team, not just a price.



8. Agree a Clear Payment Schedule


Recommendation


Link payments to progress.


Why


Reduces financial risk.




9. Formalise the Agreement


Recommendation


Use a written contract.


Why


Clarifies expectations and reduces disputes.



10. Put Basic Protections in Place


Recommendation


Confirm insurance and building control.


Why


Prevents issues during the build.



Key Principle


Clarity before construction leads to control during construction.



Next Steps


Contact us for a one page builder interview questionnaire.


If you need support before commencing your build or choosing a builder, we are here to help.

Case Study – Building Without Insurance

by Niket Kapur • 20 March 2026
A homeowner commenced building works on their property without arranging appropriate site insurance. This is not uncommon. There is often an assumption that either the contractor’s insurance will be sufficient, or that an existing household policy will continue to provide cover. In this case, neither applied. Partway through the project, it became clear that there was no valid insurance in place. At that stage, the position became significantly more difficult. Insurers were unwilling to provide cover retrospectively. From their perspective, the risk had already begun without protection, and they were being asked to step into an unknown position. The property was effectively uninsured during an active construction project. We were instructed to review the situation. A structured approach was taken, including: Clearly defining the scope and stage of the works Presenting the risk in a transparent and credible way Engaging directly with specialist insurers Following extensive discussions, we were able to: Secure appropriate site insurance cover Bring the project back within an insurable and protected framework This was not straightforward. It required persistence and a clear understanding of how insurers assess risk. On a construction project, the absence of insurance is not a minor oversight. It is a significant exposure. If you are planning a build, it is worth ensuring that the right cover is in place before work begins. 

Case Study – Council Tax, Planning Delays and Structural Issues

by Niket Kapur • 20 March 2026
A homeowner commenced a significant renovation project with the intention of improving and extending their property. The project did not proceed as expected. There were delays with planning, and during the course of the works, structural issues emerged which required a reassessment of the build. Ultimately, a substantial part of the property had to be demolished mid-project. At this stage, the property was clearly uninhabitable. However, the local authority took a different view. They imposed double council tax on the basis that the property was empty, applying the standard premium used to discourage long-term vacant properties. Representations were made to explain the position. These were rejected. The authority maintained a rigid stance and would not accept that the condition of the property and the nature of the works justified relief. The charges continued to accrue. We were instructed to review the situation. A detailed and structured approach was taken, including assembling the appropriate evidence, reframing the basis of the claim, and engaging with the local authority in a more targeted way. The outcome was clear: Full council tax waiver achieved Over £10,000 recovered for the client Ongoing liability removed This is not an uncommon scenario. Local authorities will often apply standard rules without properly considering the specific circumstances of a construction project. Initial refusals are frequent, but they are not always correct. A properly prepared and presented case can materially change the outcome. Situations like this arise regularly on construction projects. Addressing them correctly can make a significant financial difference. Sunil K Radia The Building Guidance Partnership Telephone (020) 8076 3110 WhatsApp +44 7507 705376 www.theBGP.co.uk

Regulatory Compliance Oversights That Could Sink Your Construction Project

by Niket Kapur • 20 March 2026
Most homeowners focus on design, finishes and cost when undertaking a building project. Very few focus on compliance. That is where serious problems arise. This note sets out the key regulatory and risk areas that are frequently overlooked. These are not minor technicalities. They are issues that can expose you to financial loss, uninsured risk and legal liability. 1. Notifying Your Mortgage Lender If your property is subject to a mortgage, your lender has a legal charge over it. That property is their security. Most mortgage terms require you to notify the lender before carrying out structural works Some lenders require formal consent Failure to notify can place you in breach of your mortgage conditions This is often ignored. It should not be. 2. Insurance During Construction Standard household insurance is usually not valid during major renovation or structural works. Many policies specifically exclude properties under construction Continuing without appropriate cover can leave you completely exposed You should: Notify your existing insurer before works commence Arrange specialist renovation insurance where required Ensure cover includes fire, flood, theft, vandalism and public liability Do not assume you are covered. Check. 3. Contractor Insurance Is Not a Substitute Many homeowners assume the contractor’s insurance will protect them. That assumption is dangerous. You must verify: The level of cover is sufficient for the scale of the project The policy includes public liability, employer’s liability and contract works Cover extends to damage to neighbouring properties Liability includes injury to third parties, including trespassers Do not accept a certificate at face value. Review the detail. 4. VAT: Getting It Wrong Is Expensive VAT treatment in construction is complex but critical. New builds may qualify for 0 percent VAT Properties empty for two years or more may qualify for 5 percent VAT on renovation works Evidence of vacancy is essential and must be properly assembled Failure to structure this correctly can cost many thousands of pounds. 5. Council Tax on Uninhabitable Properties Where a property is genuinely uninhabitable, relief or exemption from council tax may be available. In practice: Applications are often rejected at first instance Local authorities do not always guide applicants through the correct route A structured and informed approach is required to secure the correct outcome We regularly assist clients in securing substantial savings, including backdated recoveries where appropriate. 6. Site Safety and Residual Liability Even when a contractor is in possession of the site, the homeowner can still carry risk. If someone is injured on site, including a passer-by or trespasser, liability may arise Simply appointing a contractor does not remove your exposure You should ensure: Proper site security is in place Risk assessments and method statements are being followed Insurance arrangements align with the actual risks on site This is not theoretical. Claims do arise in these circumstances. Final Thought These issues are rarely considered at the outset, yet they carry real consequences. Getting them right early avoids problems later. Contact us today so that we can review your arrangements.  Sunil K Radia The Building Guidance Partnership Telephone (020) 8076 3110 WhatsApp +44 7507 705376 www.theBGP.co.uk