How to Choose a Builder in Worcestershire (Avoid Cowboys)

Most builders are honest. But the building industry has more than its share of cowboys, and choosing the wrong one can cost you tens of thousands and leave you with a half-finished build. After 20 years in the trade, here is the checklist I would use if I were the customer.

1. Check insurance — properly

Ask for proof of:

• Public Liability insurance (minimum £2 million, ideally £5 million)
• Employer's Liability insurance (legally required if they employ anyone)
• All Risks / Contractors All Risk insurance for the build itself

Do not accept a verbal claim — ask for the certificate and check the policy is in date. A serious builder will have these to hand within 24 hours.

2. Look at written quotes, not verbal estimates

A proper quote is itemised — you see exactly what you are paying for. Red flags:

• Single-line quotes (e.g. "extension £45,000")
• Quotes that are dramatically lower than competitors (often missing scope)
• Vague allowances ("provisional sum for electrics: £5,000")
• No mention of structural calculations or building regulations
• No payment schedule tied to milestones

3. Check references and recent work

Every reputable builder should be able to:

• Show you 3–5 recent completed projects, ideally similar to yours
• Provide references from clients in the last 12 months who you can phone
• Show before-and-after photos of their own work (not stock images)
• Have verifiable reviews on Google, Facebook, or a trade body

4. Verify trade body memberships

Memberships of trade bodies offer some protection, though they are not a guarantee:

• FMB (Federation of Master Builders) — vetted membership
• TrustMark — government-endorsed quality scheme
• NHBC — for new builds and major works
• Gas Safe Register — required for any gas work
• NICEIC or ELECSA — for electrical work

5. Watch out for deposit red flags

Sensible payment terms protect both sides:

• Deposit of 10–20% is reasonable; 50% upfront is not
• Payments should be tied to clear milestones (groundworks complete, weather-tight, etc.)
• Final payment held back until snagging is complete
• Never pay cash for a substantial sum, and always insist on invoices

6. Ask about subcontractors

Most builders use specialist subcontractors for gas, electrics, roofing, etc. Ask:

• Who will do the gas work? Are they Gas Safe registered?
• Who is the electrician? Are they NICEIC or ELECSA certified?
• Do all subcontractors hold their own public liability insurance?
• Will the same team be on site, or different subbies every week?

7. Trust your instincts on communication

The build itself is 12+ weeks of close working. If a builder is slow to reply to your emails, vague on detail, or dismissive of your questions before signing — they will be worse during the build. Good communication is one of the strongest indicators of a quality builder.