How to choose a builder

The paperwork
Two things are crucial here. Check immediately that they are happy to sign a contract. If not, alarm bells should ring. Secondly, ask for a fully detailed quotation, itemising every aspect of the job. A good builder will be happy to spend the extra time at the start of the job detailing the specification. Getting an itemised price for each element also allows you to pick and choose the most important parts of the job if you are on a tight budget. A good builder will advise you where best to spend the money. A comprehensive quotation gives you a better chance of keeping to budget and will flag up potential black holes where your costs could go up.

Pay peanuts, get monkeys
It is obviously always very tempting to go for the cheapest quote but this can often be short-sighted. Many unscrupulous builders will typically quote at least 15-20 per cent below what the job is actually worth, knowing that they can bump the price up with extras throughout the project. They will offer to do the job for cash, saving you VAT but, as they then cannot reclaim the VAT on materials, their costs go up. You can be sure it is you who will pay for it in the end.

Test their eye for detail
A good builder should also act as a design consultant. Look out for good suggestions when they come round to quote. Are they pointing out things you hadn't thought of or spotting things before you mention them? Are they advising you on the best use of lighting and space? Are they being pro-active and looking to improve your home as much as possible or do the bare minimum and get out of there as fast as possible. Sympathetic, design-focused builders can add literally thousands onto the value of your home.

Contacts
Do they have recommended architects and structural engineers they regularly work with? If your plans have not already been drawn up, ask to meet their architect. He will offer you another insight into your builder. Are they knowledgeable about different suppliers for both high-end products and stylish budget items?