You’ve got plans. You want more space, a better layout, or a house that finally works for your family. And now you’re ready to speak to a professional builder.

But here’s the thing. A proper builder doesn’t mind being asked questions. In fact, they welcome it. The ones who sigh, dodge, or wave things off? They’re often the ones who don’t want you looking too closely.

Asking the right questions early can save you from delays, overspending, or worse – unfinished work and legal problems. So if you’re about to start a building project, here’s what the best builders want you to ask.

1. Are You Fully Insured?

Any builder worth their salt will have public liability insurance and, depending on the size of the team, employer’s liability too.

This protects your home in case something goes wrong – whether that’s accidental damage, injury on site, or a fire caused by electrical work.

If the builder hesitates or says “you won’t need that,” it’s a red flag.

2. Can I See Your Previous Work?

Good builders are proud of what they do. They’ll have photos, reviews, or even past clients you can speak to.

Ask for examples of projects similar to yours. If they’ve done three kitchen extensions in the past year, that tells you they know the process inside out.

If they start making excuses about why you can’t see anything, take that as a warning.

3. What’s Included in the Quote – and What’s Not?

One of the most common causes of tension between homeowners and builders is unclear pricing.

A builder should give you a detailed quote. That means labour, materials, skip hire, scaffolding, and waste removal.

You also need to ask what isn’t included. For example, are they charging extra for fitting the kitchen? What about electrics and plumbing? And will you need to supply anything yourself?

4. What Happens If You Discover Asbestos?

This is a big one. And yet, many homeowners don’t think to ask it.

If your house was built before the late 1990s, there’s a chance asbestos is lurking somewhere – in ceiling panels, floor tiles, pipe lagging, or insulation boards.

A good builder will know the signs and stop work if they suspect it. They’ll also recommend a proper survey and removal by licensed professionals if needed.

If your builder says “it’ll be fine” or brushes off the risk, they’re not someone you want working on your home.

5. How Will You Handle Building Control?

Even if you don’t need planning permission, building control approval is still required for most structural work, including extensions, structural openings, and electrical systems.

Ask whether the builder will deal with your local council, or if you need to arrange inspections yourself.

The best builders include this in their service and keep records of approvals for your peace of mind.

6. What’s Your Payment Schedule?

Don’t hand over a large sum upfront. Most honest builders work to a clear payment plan tied to progress.

For example:

• Deposit before starting
• Payment after foundations
• Payment once the walls are up
• Final payment after snagging

If someone demands most of the money before they’ve lifted a brick, walk away.

7. Who Will Be on Site Every Day?

Some builders run multiple jobs at once. Others do all the work themselves.

Ask who’ll be turning up each day, what hours they’ll work, and who’s in charge when you’ve got questions.

This helps avoid confusion later – especially if subcontractors are involved.

8. Do You Offer a Guarantee?

A confident builder stands by their work. Whether that’s a written warranty or a simple promise to return and fix any snags, it shows professionalism and pride in what they do.

Ask how long their guarantee lasts and what it covers. Then make sure it’s included in writing before the job starts.

9. How Will You Keep the Site Safe and Tidy?

A good builder keeps the site organised. That includes clear walkways, no loose tools lying around, and materials stored properly.

Ask about dust control, skips, fencing, and how they’ll protect the rest of your home during the job.

Final Thought

The best builders don’t get annoyed when you ask tough questions – they welcome them. It shows you’re serious, informed, and unlikely to fall for fast talk or vague promises.

So don’t be shy. Ask about the quote. Ask about insurance. Ask what happens if they hit asbestos or rain delays the job.

Because the more you ask now, the fewer regrets you’ll have later.