The Homeowner’s Guide To Spotting Bad Builders (Before It’s Too Late)
Hiring a builder is a big decision. You’re spending your hard-earned money to improve your home, and the last thing you want is to end up with unfinished work, extra costs, or shoddy craftsmanship. Unfortunately, not every builder is as good as they claim to be.
If you’ve ever heard horror stories about builders disappearing with deposits, projects dragging on for months, or poor-quality work needing expensive fixes, you’re not alone. The good news? There are clear warning signs to look out for before you hire someone.
This guide will walk you through five major red flags that can help you spot a bad builder before it’s too late.
1. They Refuse to Provide References or Past Work
A good builder should be proud of their previous projects. If a builder hesitates, avoids, or refuses to show past work or give references, be suspicious.
- A reliable builder will have a portfolio of completed projects
- They should be happy to provide references from past customers
- If they say, “I don’t have any recent jobs I can show you,” walk away
How to Check Their Work
Ask for photos of previous jobs and, if possible, visit a finished project. Read Google reviews, Trustpilot, or Checkatrade listings to see what past clients say. If all reviews are too perfect or very few exist, it could be a red flag.
2. They Want a Large Upfront Payment in Cash
You should never hand over a large sum of money before any work begins unless you are completely confident in the builder. If a builder demands a big deposit upfront, especially in cash, it’s a warning sign.
- Some deposit is normal, but it should be reasonable (no more than 10-25% of the total cost)
- Payments should be in stages, based on completed work—not all at once
- Cash-only requests often mean no paper trail, making it harder to hold them accountable
A Little Upfront? No Problem!
Now, if you know and trust your builder completely, giving some money upfront is absolutely fine. In fact, we’d love that! We’re a building company, after all. But let’s be real—not everyone deserves that trust from day one. That’s why it’s so important to be careful who you hand money to.
How to Protect Yourself
Always get a written contract outlining payment terms. Avoid builders who refuse to give proper receipts or insist on “cash only” with no invoices.
3. They Give a Price That’s Too Good to Be True
Everyone loves a bargain, but if a builder quotes significantly lower than others, be careful. Cheap prices often mean:
- Low-quality materials that won’t last
- Rushed work leading to mistakes
- A builder who disappears mid-project when the money runs out
How to Compare Quotes
Get at least three quotes and check what’s included. A trustworthy builder breaks down costs clearly, so you know exactly what you’re paying for.
4. They Have No Insurance or Accreditation
A professional builder should have the right insurance and credentials to prove they’re qualified. If they can’t show proof, you could be at risk.
- They should have public liability insurance in case of damage to your property
- Membership in organisations like Federation of Master Builders (FMB) or TrustMark adds credibility
- If they say, “You don’t need to worry about insurance”, that’s a red flag
How to Verify Credentials
Ask for proof of insurance and look up their company registration details online. If they avoid the question or give excuses, find another builder.
5. They Avoid Giving You a Written Contract
A professional builder should always give a detailed contract before starting work. If they try to avoid it or say, “We don’t need all that paperwork,” be cautious.
- The contract should outline costs, deadlines, payment terms, and materials used
- Without a contract, you have no legal protection if things go wrong
- A good builder wants everything in writing, so both sides are protected
How to Make Sure You’re Covered
Never start a project without a written agreement. If a builder tries to push for a verbal agreement, walk away.
Final Thoughts: How to Find a Reliable Builder
Now that you know the warning signs, how do you find a good builder?
- Look for genuine reviews on Google and Trustpilot
- Ask for recommendations from friends or neighbours
- Check their accreditations and insurance before hiring
- Get a written quote and contract to avoid hidden surprises
Hiring the right builder means you get quality work, no unexpected costs, and a stress-free experience.
Why Homeowners Trust JP Hallam
A Builder Who Genuinely Cares
Finding a builder who truly cares about their work is rare. But that’s exactly what homeowners say about JP Hallam. We don’t just build extensions—we build trust, confidence, and happy customers.
One homeowner summed it up best:
“Jon and his team completed our extension in just 12 weeks, even though the project had its fair share of challenges. He was always on the other end of the phone, checking in, answering questions, and making sure we were happy. I work in the construction industry, and I know how hard it is to find someone who genuinely cares about their work—but Jon does. He came recommended to us, and we wouldn’t hesitate to recommend him to anyone else.”
Why Choose JP Hallam?
- Clear, upfront pricing – No nasty surprises
- Fully insured & accredited – Giving you peace of mind
- 100% written contracts – So you know exactly what to expect
- Proven track record – Over 10 years of successful projects in Mansfield and Nottinghamshire
- Committed to customer service – We check in, keep you updated, and ensure you’re happy every step of the way
A home extension or renovation is one of the biggest investments you’ll make, don’t leave it in the hands of just anyone.
Get in touch today for a free, no-obligation consultation. Let’s do this the right way.