In this article we cover:
- What is a rogue builder and what are the risks
- How to go about hiring a qualified builder
- Design professionals: How to check their credentials
Read on…
Building or renovating your home is one of the largest financial commitments you will ever make as a homeowner. Whether you are planning an extension, a major alteration, or a new home, the people you appoint to design and build it will directly affect your safety, finances, and peace of mind.
You should therefore satisfy yourself that anyone you appoint is properly competent to do the job.
Competence is not just about technical skill. You also need confidence that those working for you can manage risk, comply with the law and act professionally in your interests.
Getting this wrong does not simply risk poor workmanship or unexpected costs; it can also affect your physical safety and take a serious toll on your mental and emotional wellbeing.
Research by the Chartered Institute of Building (CIOB) in 2024 found that a large proportion of domestic construction clients planning home improvements leave themselves open to poor workmanship, project delays, and budget overspends by not conducting due diligence when researching and appointing contractors.
In short, hiring an incompetent person is a risk best avoided. The challenge, for many domestic clients, is knowing how to do so.
The first thing to know is that there are laws around building and home improvement. The Building Regulations make it clear that designers and contractors must not take on work they are not competent to carry out. This is an important safeguard.
But you should not rely on it; you will still need to make your own checks
Official guidance consistently encourages you to make your own reasonable, proportionate checks. Doing so protects you, helps avoid disputes later and greatly improves the chances of a successful project.
You should never feel uncomfortable asking questions before you appoint anyone. If answers are vague, dismissive or over-confident, trust your instincts. It is usually better to delay an appointment than to rush into the wrong one.
Once you’ve whittled down a shortlist of potential candidates, here are five ways to assure yourself of their competence.
1. Use people on third-party certification and UKAS-accredited schemes
Many trades and specialist contractors are assessed through independently audited certification schemes, often accredited by United Kingdom Accreditation Service (UKAS).
UKAS accreditation means the scheme itself has been assessed against recognised international standards.
Examples include:
- NICEIC or NAPIT for electrical work
- Certification schemes recognised by building control bodies and insurers
Always check that certificates are current, apply to the person or firm doing the work and cover the specific activities involved.
2. Check statutory and government-backed registers where they exist
When a role or activity is regulated, a person’s inclusion on an official register is one of the strongest signals of competence. These registers exist specifically to assess and monitor competence.
Examples include:
- Architects listed on the Architects Registration Board register
- Gas engineers registered with the Gas Safe Register
- Electricians, plumbers and installers registered under government-authorised Competent Person Schemes
These schemes involve an initial assessment and ongoing checks, reducing the risk of relying on unverified marketing claims.
3. Check membership of recognised professional bodies
Many designers and contractors choose to belong to professional bodies with enforceable standards, such as the Chartered Institute of Building.
Membership typically requires:
- Appropriate qualifications
- Continuing professional development
- Compliance with a code of conduct
- Acceptance of disciplinary oversight where standards are breached
Government and regulatory guidance frequently cites professional body membership as a useful indicator of competence and professionalism. While not all competent practitioners are members, membership provides an independent layer of assurance.
4. Confirm appropriate insurance cover
Insurance is often overlooked, but it is a valuable proxy for competence. Insurers do not provide cover lightly; they assess experience, claims history and risk management before doing so.
You should ask for evidence of:
- Professional indemnity insurance (for designers)
- Public liability insurance (for contractors)
- Employer’s liability insurance (where applicable)
Insurance matters not only because it suggests competence, but because it protects you if anything goes wrong.
5. Ask for evidence of relevant experience
Competence is context-specific. Someone may be competent in general, but not for the type of work you are planning.
The Health and Safety Executive consistently emphasises the importance of relevant experience when selecting contractors.
You should ask for:
- Examples of completed projects of similar size and complexity
- References you can independently verify
- Evidence of managing comparable risks (such as structural work, work in occupied homes, or major mechanical and electrical systems replacement)
- A good professional will welcome these questions and answer them clearly.
Avoid rogue builders – A final word on proportion and judgement
The level of checking you do should be proportionate. The more complex, high-risk or high-value the work, the deeper your checks should be. For smaller or lower-risk projects, straightforward evidence is usually enough.
Your aim is not to become a technical expert, but to confirm that the people you appoint have:
- The right skills
- The right knowledge
- The right experience, and
- Where relevant, the organisational capability to deliver safely and professionally.
Self-build projects demand trust. Taking the time to verify competence at the outset is one of the most effective ways to protect your investment, your wellbeing and the success of your project.
About the CIOB
The CIOB aims to support homeowners by providing free online advice and resources to help you make more informed decisions, have a positive relationship with the professionals you select to carry out work and achieve the best possible finished project. The CIOB has an online directory of its company members, all of whom have been checked and accredited, and it is a good place to search for competent tradespeople in your area. You can find the directory here.
