5 Red Flags When Hiring a Builder – Advice from a Chartered QS
- timrhamlett
- Aug 18
- 4 min read
Updated: 6 days ago
Hiring the right builder can make or break your construction or renovation project. As Chartered Quantity Surveyors working across Liverpool, Manchester, Chester and the wider North West, we have reviewed hundreds of building contracts, cost reports and variations. We've seen the good, the bad, and unfortunately, the costly mistakes that come from trusting the wrong contractor.
This guide outlines the top five red flags you should watch out for when hiring a builder, along with advice from our professional experience to help you avoid expensive pitfalls. If you're seeking advice on programme durations, phasing strategies, or need a professional to manage time and cost risks – call us today on 01270 323 515 or email info@kingsmeadconsultants.co.uk.
1. Vague or Incomplete Quotes
One of the biggest red flags is receiving a quote that lacks detail. If your builder gives you a round figure without breaking down the costs (labour, materials, preliminaries, contingency etc.), it becomes very difficult to compare quotes or hold them accountable later on.
What to look for:
Itemised costs by trade (e.g. groundworks, brickwork, roofing)
Clear specification of materials and finishes
Separate costs for PC sums and provisional items
Why it matters:
Builders who don’t offer transparency from the outset often struggle to manage costs during the project. You could end up paying for omissions later through expensive variations.
QS Tip:
Always insist on a bill of quantities or a fully itemised tender document. This ensures clarity and fairness. If you need help preparing one, we can assist. Call Kingsmead Consultants on 01270 323 515 to find out more.
2. Unrealistically Low Price
If one quote comes in significantly lower than others, be cautious. While it may seem like a bargain, low quotes often indicate:
Missed scope items
Underpricing to secure the job, with plans to claim extras later
Use of substandard materials or labour
Why it matters:
Cheap quotes nearly always cost more in the long run. If you end up with disputes, quality issues, or cash-flow problems mid-project, the initial saving becomes irrelevant.
Local Insight:
In areas like Manchester and Liverpool, where competition for residential work is high, undercutting is common. We often get called in mid-project to resolve budget disputes when the original price was never realistic.
QS Tip:
Always ask how the price has been built up. If it sounds too good to be true, it probably is. Let us benchmark your quotes before you commit. Contact us at info@kingsmeadconsultants.co.uk for independent advice.
3. No Formal Contract Offered
Alarm bells should ring if a builder is unwilling to work under a formal contract. A handshake or a few emails are not sufficient when it comes to managing thousands of pounds in building work.
What you need:
JCT Minor Works or Homeowner Contract (for most residential jobs)
Clear payment terms and stage breakdowns
Defined responsibilities for each party
Why it matters:
Without a formal contract, you have no recourse if things go wrong. Variations, delays, and disputes are much harder to resolve.
QS Tip:
We regularly prepare and administer contracts on behalf of homeowners and developers. If you want peace of mind that your builder is contractually bound to perform, call 01270 323 515 to speak to our team.
4. Poor Communication or Pressure to Rush
If the builder is hard to get hold of, vague in responses, or pushes you to sign quickly without time to review, consider it a warning sign.
What to watch for:
Avoids putting things in writing
Pressures you to "book in now" to secure a slot
Dodges questions about specifications or programme
Why it matters:
Clear communication is essential for a smooth build. If communication is poor at tender stage, it won’t improve on site. Pressure tactics often mask gaps in pricing or planning.
QS Tip:
Take your time, do your due diligence, and don’t be rushed. If you want an impartial view on a builder’s quote or programme, get in touch with Kingsmead Consultants. We can review and advise before you sign.
5. Lack of Relevant Experience or References
A builder may show you glossy photos, but this is no substitute for verified experience on similar jobs. Many issues we see arise when builders take on projects that are outside their capability or scale.
Questions to ask:
Have they completed similar projects (type, size, location)?
Can they provide recent references you can contact?
Are they comfortable working under a QS-led setup?
Local Insight:
In Chester and Cheshire villages, clients often want bespoke, high-spec finishes. We’ve seen numerous cases where builders lacked the craft or experience to deliver the detail required.
QS Tip:
Speak with former clients. Check they delivered on time and budget. And if in doubt, involve a QS early. We can assess capability and review past projects as part of our due diligence service.
Bonus Tip: Always Involve a QS for Independent Oversight
Builders are not financially impartial. Their goal is to secure the job and maximise margin. That’s why bringing in a Chartered Quantity Surveyor gives you professional cost control, advice on procurement, and project oversight.
We act as your financial watchdog, ensuring you don’t overpay or get caught out by clever pricing or poor contract terms.
If you're preparing to hire a builder in Liverpool, Manchester, Chester or anywhere in the North West, let us help you do it properly from the start. Call 01270 323 515 or email info@kingsmeadconsultants.co.uk to book an initial consultation.
Final Thoughts
Hiring the right builder is about more than just comparing prices. You need to understand what is (and isn’t) included, ensure the contract protects you, and verify that your contractor is capable and transparent.
At Kingsmead Consultants, we regularly help property developers, homeowners and investors avoid costly mistakes by providing structured cost advice, reviewing tenders, and managing contracts from start to finish.
If you're at the stage of appointing a builder, or if you're already on site and something doesn't feel right – get in touch. We're here to provide straight-talking, independent advice backed by years of local experience.
Call 01270 323 515 or email info@kingsmeadconsultants.co.uk for help on your next project.
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