Choosing the wrong builder is one of the most expensive mistakes you can make as a homeowner. In 30+ years of working in Nottingham, we've seen the aftermath of bad building work more times than we'd like. In this guide, we share the 7 red flags that should make you walk away. And what to look for in a builder you can actually trust.
Why choosing the wrong builder is so costly
In 30+ years of working in Nottingham, we've been called in to fix bad building work more times than we'd like to count. Structural problems, leaking roofs, failed electrics, kitchens that don't fit. The cost of putting it right is always more than the cost of doing it right the first time. Here are the 7 red flags that should make you walk away.
Red Flag 1: They won't give you a written quote
Any reputable builder will give you a detailed written quote before starting work. If a builder gives you a verbal price or a rough estimate and asks you to trust them, walk away. A written quote protects both parties and means there are no surprises at the end.
Red Flag 2: They use subcontractors for everything
Some builders are essentially project managers who subcontract every trade. This isn't necessarily bad, but it means you have no direct relationship with the people doing the work, and accountability becomes murky when something goes wrong. Ask who will actually be doing the work.
At Kingsway, all our tradespeople are directly employed. No subcontractors. One team, one point of contact, one fixed price.
Red Flag 3: They ask for a large cash deposit upfront
A reasonable deposit is 10–25% of the total job value. If a builder asks for 50% or more upfront, especially in cash, that's a serious red flag. Reputable builders have the cash flow to buy materials without a large upfront payment.
Red Flag 4: They're not insured
Always ask to see proof of public liability insurance before any work starts. If a builder or their team causes damage to your property or injures someone, you need to know they're covered. Uninsured builders are a serious risk.
Red Flag 5: They can start immediately
Good builders are busy. If a builder can start your job next week, ask yourself why. It might be fine. They may have just had a cancellation. But it's worth asking why they're available so quickly.
Red Flag 6: They don't have reviews or references
Any builder who has been working in Nottingham for more than a few years should have reviews on Rated People, MyBuilder, Google or Checkatrade. Ask for references from recent jobs and actually call them. A builder who can't provide references is a builder you shouldn't hire.
Red Flag 7: They pressure you to decide quickly
'This price is only valid for 24 hours' or 'I've got another job lined up if you don't want it'. These are pressure tactics. A reputable builder will give you time to consider the quote and compare it with others. Never make a rushed decision on a significant building project.
What to look for in a Nottingham builder
- Fixed written quotes: the price quoted is the price you pay
- All trades in-house. No subcontractors
- Fully insured: public liability and employers' liability
- Verifiable reviews on Rated People, Google, Checkatrade
- Local knowledge: they know Nottingham's housing stock
- Clear communication: they keep you updated throughout
- Reasonable payment terms: staged payments tied to progress
