# How to Find a Good Builder (and Avoid Cowboys)

> The checks that separate a reliable builder from a cowboy — insurance, references, contracts and the red flags to walk away from.

Source: https://renomate.co.uk/blog/how-to-find-a-good-builder

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# How to Find a Good Builder (and Avoid Cowboys)

22 April 2026 · 6 min read

The checks that separate a reliable builder from a cowboy — insurance, references, contracts and the red flags to walk away from.

## Start with credentials, not price

**The best protection against a bad job is checking credentials before you talk money.** Ask for proof of public liability insurance, relevant trade memberships (for example the FMB, NICEIC for electrics, or Gas Safe for gas), and — on bigger jobs — professional indemnity cover.

## Get three written quotes

Three itemised, written quotes tell you what a fair price looks like. Be wary of anything far below the others: it usually means corners cut, or a price that creeps up once work starts. A good quote lists materials, labour, timescales and payment stages.

## Check real, recent work

Ask for two or three recent customers you can actually call, and photos of finished projects. Genuine reviews and word of mouth beat a slick website every time.

## Red flags to walk away from

Pressure to decide today, a large cash deposit up front, no written contract, no fixed address, and reluctance to share insurance or references are all warning signs. A trustworthy builder expects these questions and answers them happily.

## Let us do the vetting for you

This is exactly what our free service handles — we check track record, insurance and feedback, then [introduce you to a trusted local pro](https://renomate.co.uk/enquire). You skip the guesswork entirely.

## Frequently asked questions

### Should I pay a deposit?

A modest deposit for materials on a large job is normal, but never pay a big lump sum up front. Agree staged payments tied to completed milestones, in writing.

### Do I need a written contract?

Yes — even a simple written agreement covering scope, price, timescale and payment stages protects both sides and is your best defence if something goes wrong.

### What insurance should a builder have?

At minimum, public liability insurance. For structural or specialist work, look for relevant scheme membership (Gas Safe, NICEIC), and on larger jobs, professional indemnity cover.

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