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10 Questions to Ask Your Builder Before Signing a Contract in 2026

by | May 30, 2026 | Uncategorized

Signing a building contract is one of the biggest financial commitments you'll make as a homeowner. Get it right and your project runs on time, on budget, and without drama. Get it wrong and you could be dealing with a builder who vanishes mid-job, invoices that keep climbing, or work that has to be redone.

The right questions, asked before you sign anything, will tell you almost everything you need to know. Here are ten that separate reliable builders from risky ones.

1. Are You Registered, Insured, and Accredited?

Non-negotiable. Any reputable builder should carry public liability insurance and employers' liability insurance as a minimum. Ask to see the certificates — not just a verbal yes.

It's also worth checking whether they hold memberships with recognised trade bodies such as the Federation of Master Builders or the National Federation of Builders. These organisations hold members to minimum standards and offer dispute resolution if things go sideways.

Hesitation or vagueness here is a red flag.

2. Can You Show Me Examples of Similar Work?

Testimonials and star ratings have their place, but nothing replaces seeing actual completed projects. Ask for photos, case studies, or ideally a visit to a comparable job they've finished.

Pay attention to relevance. A builder with a strong track record in rear extensions may not be the right fit for a complex loft conversion. Specific experience matters more than general reputation.

3. Who Will Be on Site Every Day?

Many builders quote the job themselves, then hand it to a subcontractor you've never met. That's not always a problem — but you need to know upfront who's managing the day-to-day work and who's accountable for quality on site.

Ask directly: will you be involved throughout, or does a site manager take over? If it's a site manager, can you meet them before you sign?

4. What Does the Quote Actually Include?

A low quote that excludes half the work isn't a good deal. Before you compare figures, make sure you're comparing like for like.

Ask your builder to break the quote down into labour, materials, and specialist trades. Then ask what's not included. Common exclusions are structural engineer fees, planning application costs, skip hire, and finishing work like decorating or flooring.

A detailed, itemised quote protects both of you.

5. How Do You Handle Budget Changes During the Project?

Costs can shift once work begins — particularly in older properties where hidden issues appear behind walls or under floors. The question isn't whether changes might happen. It's how they'll be managed when they do.

A trustworthy builder will have a clear process: raise the variation, get your written approval, update the budget. If the answer is vague or brushed off, take note.

At MVV, monthly progress reports include budget tracking alongside on-site photography, so you always know where your money stands — throughout the project, not just at the start.

6. What Is the Realistic Timeline, and What Causes Delays?

Ask for a written programme with key milestones. Then ask what typically causes delays on projects like yours, and how they handle them.

An honest builder will acknowledge that delays happen and explain how they keep you informed when they do. Be cautious of anyone promising an unusually fast completion with no caveats. Rushed timelines and rushed work tend to go hand in hand.

7. Do You Use Subcontractors, and How Are They Vetted?

Most builders bring in specialist trades for plumbing, electrics, or structural steelwork. That's standard practice and often the right call. What matters is whether they take responsibility for the quality and conduct of those subcontractors.

Ask how they're vetted, how long they've worked together, and whether the main contractor stays your single point of contact throughout. You shouldn't be coordinating multiple separate trades yourself.

8. What Happens If Something Goes Wrong After Completion?

Defects can surface weeks or months after a project finishes. Ask what the builder's defects liability period is and what the process looks like for reporting and resolving issues.

Some builders include a formal aftercare period in their contract. Others rely on goodwill. Know which you're getting before you sign.

9. How Will You Communicate With Me During the Project?

Poor communication is one of the most consistent complaints homeowners have about builders. Set expectations before work starts.

Ask how often you'll receive updates, who your main point of contact is, and how quickly they respond to calls or messages. Weekly site meetings, written updates, or photo reports are all reasonable to expect on any project of meaningful size.

If a builder treats this question as unnecessary, that tells you something.

10. Can I See a Sample Contract Before We Proceed?

A professional builder will have no problem sharing a standard contract for you to review. Read it carefully — or have a solicitor look it over if the project value warrants it.

Key things to check: payment schedule and terms, what triggers additional charges, how disputes are handled, and the process for ending the contract if needed. A contract that protects both parties is a sign of a professional operation, not a sign of distrust.

Why These Questions Matter in 2026

The building industry has plenty of capable, honest contractors. It also has no shortage of projects that go over budget, run late, or end in disputes. The difference usually comes down to how thoroughly you vetted your builder before work started.

Asking these questions isn't about being difficult. It's about making sure you and your builder are aligned before any money changes hands.

If you're planning a house extension, loft conversion, or full property refurbishment in London, the team at MVV manages every stage from concept to completion under one roof — with monthly budget reports so you're never left guessing.

FAQs

What is the most important question to ask a builder before signing a contract?
Ask what the quote includes and excludes. Most disputes come down to mismatched expectations about scope. An itemised quote with clear exclusions prevents the majority of those problems before they start.

Should I ask to see a builder's insurance before they start work?
Always. Ask for copies of their public liability insurance and employers' liability insurance. A legitimate builder will provide these without hesitation. Don't proceed without them.

Is it normal for builders to use subcontractors?
Yes — it's standard practice for specialist trades like electricians, plumbers, and structural engineers. What matters is that the main contractor takes full responsibility for their work and stays your single point of contact throughout.

What should a building contract include?
A solid contract should cover the full scope of work, payment schedule, start and completion dates, how variations are handled, the defects liability period, and the process for resolving disputes. If any of these are missing, ask why.

How do I protect myself against budget overruns?
Ask upfront how the builder manages cost changes during the project. Look for a clear variation process that requires your written approval before any additional spend is committed. Regular budget updates throughout the build — rather than just an upfront estimate — give you far better control.

What is a defects liability period?
It's the period after completion during which the builder is responsible for fixing any defects that emerge from their work. Six to twelve months is common. Confirm this in writing before you sign.

Can I negotiate the terms of a building contract?
Yes. A contract is a starting point for agreement, not a take-it-or-leave-it document. If any terms concern you, raise them. A professional builder will be willing to discuss and, where reasonable, adjust before both parties sign.

Before you commit to any builder, get a clear picture of your project costs first. Use the free instant estimate tool at themvv.co.uk to get a ballpark figure with no obligation — then go into your builder conversations with the numbers already in hand.