How to choose a contractor

First signal: a written quote or a verbal figure. A tradesman who refuses to put a quote in writing, or says ‘roughly 15 thousand’, usually either has not priced the job precisely or does not want to take responsibility for that figure. Without a written document, any dispute in the middle of the project becomes ‘my word against yours’. The exceptions – a recommended tradesman for a small job of 1–2 days – are fine; for a serious renovation, a written quote is non-negotiable.

Second signal: a site visit or a quote over the phone. A serious tradesman wants to see the property before naming a price – whether it is an old building, what condition the installations are in, what the access is like. A tradesman who gives you a price over the phone after a 2-minute conversation is either working from averages (which is risky) or simply wants to get started so they can take an advance payment. A site visit takes 30–45 minutes and is usually free.

Third signal: the contract and the advance payment. Standard practice is an advance of 20–30% of the contract value on signing, interim payments by stage, and a final payment on handover. A tradesman who asks for a 60–70% advance, or the whole amount up front, is shifting the risk onto you and leaving you unprotected. A 100% advance has no justification in the market – never pay that way.

Fourth signal: references and real projects. Ask about 2–3 completed projects you can see (in person if possible, or at least through photos and the client’s contact details). A tradesman who works regularly will have recent references. If all the references are from 3 years ago, something has changed. If there are none at all, you are taking a risk.

Fifth signal: communication while you negotiate. How they respond by phone or email, whether they turn up on time for the site visit, whether they answer questions specifically or in general terms. This is the same behaviour you will get during the project. Poor communication before the start gets worse during the work – it does not improve.

Sixth signal: what is NOT included. A good contractor states clearly what is NOT in the quote – materials the client chooses, furnishings, delivery of large items. A poor one leaves this vague and only ‘discovers’ it in the middle of the project. Ask specifically: will I need other tradesmen for things you do not do? What is the approximate budget for the materials I choose myself?

Seventh signal: what happens if something goes wrong. Ask: what if it turns out after demolition that a riser needs replacing? Who pays, and when? How is it documented? A serious contractor has an answer. A vague answer (‘we’ll sort it out’) is a sign that there is no process.

Do not choose on the lowest price. In our experience, in 7 out of 10 cases, clients who choose the lowest quote end up revising the project and paying more than the second or third quote would have cost. Choose the clearest process, the best communication and the most detailed quote.