How to Avoid Cowboy Builders: A Practical Guide to Hiring Trustworthy Contractors
- Cemal Polat
- 5 days ago
- 4 min read
Hiring a builder for a residential or commercial project is a major decision. When done well, the right builder can turn your vision into reality, on time and on budget. When things go wrong, however, the consequences can be costly, stressful, and sometimes dangerous. Unfortunately, the building industry still sees widespread issues, with over a third of people in the UK reporting mistrust in builders or roofers.
To help you avoid cowboy builders and choose a builder who will deliver professional, high-quality work, this guide covers the most common problems people face, how to identify red flags, and the questions you should always ask.
1. Inadequate Contracts and Paperwork
Disputes in the building industry frequently arise from poor or missing paperwork. One of the most serious and avoidable problems is the absence of a detailed written contract.
Red flag: Builders who suggest it’s acceptable to proceed without a formal written contract or operate “off the books”.
Why it matters: Verbal contracts are risky. Without a clear agreement in writing, vital details may be omitted or misinterpreted. This leaves you with little recourse if something goes wrong.
Solution: Always insist on a written contract before any work begins. Use standard contract templates from the JCT (Joint Contracts Tribunal) or RIBA (Royal Institute of British Architects). These allocate risk fairly, minimise transaction costs, and set out agreed sums, duration, scope of works, costs (including a bill of quantities), snagging periods, penalties for missed targets, and dispute resolution steps. Reputable builders often prefer such contracts because they protect both parties.
2. Payment Disputes and Unclear Pricing
Financial disagreements are among the most common and damaging issues during a construction project.
Red flags:
Demanding large upfront payments
Insisting on cash-only transactions
Providing vague or non-itemised quotes
Adding unexpected charges mid-project
Why it matters: Large cash payments offer no protection and can be a sign of tax evasion. Vague quotes make it hard to hold builders accountable. Some contractors quote low to win jobs and then introduce expensive “extras”.
Solution: Always get a written, itemised quote that includes:
Labour
Materials
Waste removal
VAT (verify their VAT number via HMRC)
Agree on stage payments linked to clear project milestones, not vague timelines. If materials are costly, consider paying suppliers directly rather than handing over large sums.
3. Construction Defects and Poor Workmanship
More than half of British homeowners report sub-standard work that required hiring another contractor to fix.
Common issues include:
Poor workmanship
Low-quality materials
Failure to meet specifications
Defects in windows and doors (27%), building tolerances (23%), masonry (20%), roof coverings (10%), drainage (8%)
Solution:
Include a snagging clause in your contract
Retain 2.5% to 5% of the total payment until defects are resolved
Take photos of all work for documentation
Insist on your right to review and approve completed phases before making further payments
Builders are legally obliged to perform work with reasonable care and skill. While you must generally give them the chance to fix defects, this may not apply if trust has been lost.
4. Avoid Cowboy Builders: Delays and Missed Timelines
Delays are a common issue, especially when builders overbook or mismanage resources.
Red flags:
Lateness to site meetings
Refusal to commit to a timeline
Vague explanations for progress
Solution:
Agree on a project duration in writing
Include penalties for missed deadlines
Ensure any changes during the project are written, signed, and include revised costs and timelines
This protects your time and budget while holding the builder accountable.
5. Poor Communication
Communication breakdowns can derail even the best-laid plans.
Red flags:
Unreturned calls and emails
Unclear explanations
Lack of a designated contact person
Solution:
Set expectations from day one: frequency of updates, methods of communication, and key contacts
Confirm all decisions, changes, and concerns in writing
Request regular progress reports
Effective communication helps to prevent misunderstandings and creates a professional working relationship.
6. Lack of Professionalism and Proper Vetting
Credentials and conduct are strong indicators of a builder’s reliability.
Red flags:
No Public Liability Insurance
No Employer’s Liability Insurance (if they have staff)
No Contractors’ All-Risk or Professional Indemnity Insurance
Poor online presence or no verifiable reviews
Refusal to provide a portfolio or allow a site visit
Pushy behaviour, asking for a deposit before quoting, or speaking negatively about competitors
Availability to start “immediately” (reputable builders often have waiting lists)
Solution:
Ask for all insurance certificates and check that premiums are current
Request proof of trade association memberships (e.g. FMB, NFB) and verify them
Request and follow up with references, asking detailed questions about quality, timelines, cost, and how issues were handled
Ask to visit an active site to assess cleanliness, professionalism, and team conduct
Confirm whether a site manager will be assigned
Check the credentials of subcontractors
Final Advice: Trust, Verify, and Document Everything
Hiring a builder does not need to be a gamble. The most successful projects are the result of clear expectations, open communication, and well-documented agreements.
Do not rush the decision. Ask for proof, follow up on claims, and take your time to compare quotes and credentials. A good builder will be transparent, communicative, and respectful of your requirements.
By being thorough in your research and firm in your expectations, you will greatly reduce the risk of problems and give your project the best chance of success.
If you’re looking for a trusted construction partner in London, get in touch with The Creative Builders we’re here to help you build with confidence.
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