Hiring the right house builder can be the difference between a smooth home-building journey and a construction nightmare. Individual house builders offer a more personalized experience, but that also means you need to vet them carefully.
Here are the top 10 must-ask questions before signing any contract with an individual builder.
1. How Many Custom Homes Have You Built?
Why it matters: Experience with custom builds ensures the builder understands design flexibility, site-specific challenges, and permits.
Look for builders with a portfolio of similar projects.
2. Can I See Your Previous Projects or Client References?
Why it matters: A reliable builder will have no issue showing past work and sharing contact info for references.
Ask previous clients about timeline, communication, and budget handling.
3. What’s the Estimated Timeline for My Build?
Why it matters: Understanding the timeframe sets realistic expectations and helps you plan temporary housing or rentals.
Ask what factors could delay the build — weather, materials, permits, etc.
4. What’s Included in Your Quote, and What’s Extra?
Why it matters: Many homeowners are surprised by “hidden” costs not included in the base quote — like landscaping, driveways, or fencing.
Request a detailed quote that breaks down all costs — including provisional sums and optional upgrades.
5. Who Will Be On-Site Managing the Build?
Why it matters: You want to know if the person you’re speaking to now will be your point of contact later, or if a separate site manager will take over.
Direct communication with the person managing your build can reduce miscommunication.
6. Are You Licensed and Insured?
Why it matters: Working with an unlicensed or uninsured builder exposes you to legal and financial risks.
Ask for proof of:
- Builder’s license
- Public liability insurance
- Construction insurance
- Home warranty insurance (if required in your area)
7. How Do You Handle Design Changes During the Build?
Why it matters: Changes will likely happen — understanding how they’re managed (and priced) will help you avoid unexpected fees.
Get clarity on variation processes and fees.
8. What Materials and Suppliers Do You Use?
Why it matters: The quality of your home depends on the quality of materials. It also reveals whether they use trusted local suppliers or cut corners.
If possible, visit showrooms or see samples of fixtures and finishes.
9. How Will You Keep Me Updated Throughout the Build?
Why it matters: Regular updates keep you informed and confident. Some builders provide weekly progress reports, photos, or online project dashboards.
Clear communication systems help avoid confusion and costly errors.
10. What Warranties and Post-Construction Support Do You Offer?
Why it matters: A good builder stands behind their work. Find out what’s covered, how long, and how warranty issues are handled.