Free resource · 31 points
London builder vetting checklist.
The same 31-point checklist Builderr uses to assess subcontractors before adding them to our supply chain. Free, no email required, shareable. Print and tick through every quote you receive.
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1. Insurance and trade bodies
- Public liability insurance £5m+ — request certificate.
- Employers' liability insurance £10m+ — request certificate.
- Contractors all-risks insurance for the project value.
- Trade body membership (FMB, NHBC, TrustMark, Chartered Building Company).
- Companies House registration — confirm dates, directors, accounts filed.
- VAT registration confirmed against HMRC if quote includes VAT.
2. References and track record
- Minimum 3 recent references on similar-size projects in your borough.
- Visit at least one completed project in person.
- Speak to clients by phone, not email — written references are easy to fake.
- Check Google reviews, Trustpilot and Houzz independently.
- Ask references about variations, communication and final cost vs quote.
3. Quote structure
- Fully itemised bill of quantities, line by line.
- Fixed-price, fixed-scope — no day-rate drift on projects over £20k.
- No provisional sums (PCs) on definable items — those are budget bleed risks.
- Allowances clearly capped and labelled.
- VAT line-itemed (or expressly stated as VAT-exempt if applicable).
- Validity period stated (most quotes valid 30–60 days).
4. Payment schedule
- No upfront payment above 5% deposit on contract signature.
- Industry-standard milestones (5/15/20/20/20/15/5%) tied to deliverables.
- Each milestone signed off by client before invoice issued.
- 5% retention against 6-month defects walk-through.
- Refuse 40%+ upfront 'materials' deposits — that's a cashflow risk on their end.
5. Warranty and aftercare
- 10-year insurance-backed structural warranty (NHBC, Premier Guarantee, LABC).
- 12-month defects liability period included.
- Subcontractor and supplier warranties pass-through.
- Documented aftercare process and contact during warranty period.
6. Planning, regs and survey
- Planning eligibility check at survey stage — PD, Article 4, conservation, listed.
- Lawful Development Certificate (LDC) application included where PD applies.
- Structural calculations from a qualified engineer (IStructE / IMechE / ICE).
- Party wall surveyor coordination and award process included.
- Building control route confirmed (council vs approved inspector) with fees disclosed.