How to choose a builder in Manchester — from a builder.

After 25 years in this trade, I’ve been called in to fix other builders’ work more times than I can count. The pattern is always the same — and it was always visible before the contract was signed. Here’s what to look for.

1. Itemised quote, or a number on a page?

A professional quotation breaks the job down: demolition, groundworks, structure, roofing, first fix, second fix, plastering, decoration, provisional sums clearly marked. A single figure with “all works as discussed” is not a quote — it’s an opening position for the arguments you’ll have later.

2. Can you see finished work — and speak to the owners?

Photos are easy. Addresses are harder. Any established builder can point you to real local projects and past clients happy to take a call. If every reference is “private” or every photo could be from anywhere, keep looking.

3. Who actually runs the site?

Ask who will be on site day to day. Some firms sell the job with an impressive front man, then hand it to whichever subcontract gang is free that month. You’re entitled to know exactly who is building your home and who answers when something needs deciding.

4. Insurance, in writing

Public liability insurance is the minimum — ask for the certificate, not a verbal assurance. A fully insured builder produces it without hesitation, because it’s sitting in a folder ready for exactly this question.

5. The payment schedule tells you everything

Professionals ask for staged payments tied to completed work — foundations done, shell up, watertight, first fix, and so on. Be very careful with anyone wanting a large deposit before materials are on site, and walk away from “cash only, big discount.” That discount is your consumer rights being bought off you.

6. The cheapest quote is usually the most expensive

When three quotes cluster and one is dramatically lower, the low one has missed something, planned to cut corners, or intends to make it up in extras once you’re committed. The maths of building work doesn’t vary 30% between competent firms. Price the risk, not just the number.

7. Trust how they communicate now

The builder who takes days to reply during the sales stage — when they’re trying to win your money — will not improve once they have it. Clear, prompt, straight communication before the contract is the best predictor of the same during the build.