Hiring a builder is one of the biggest financial decisions you'll make. Whether it's an extension, renovation, or new build, finding someone reliable, skilled, and trustworthy can make the difference between a dream project and a nightmare.

The Essential Builder Checklist

✅ Before You Hire — Verify These:

□ CIRI registered (Construction Industry Register Ireland)
□ Valid public liability insurance (minimum €2.5m)
□ Employer's liability insurance (if they have employees)
□ Tax clearance certificate (if applicable)
□ Fixed business address (not just a mobile number)
□ References from recent similar projects
□ Written, itemised quote
□ Clear contract with payment schedule

Step 1: Get Multiple Quotes

Always get at least 3 quotes for any significant building work. This helps you:

Understand the fair market price
Compare approaches and materials
Identify outliers (unusually high or suspiciously low)
Get a feel for different builders' communication styles

Be wary of quotes that are significantly lower than others — they often mean corners will be cut or surprise costs will appear later.

Step 2: Check CIRI Registration

The Construction Industry Register Ireland (CIRI) is a voluntary register of competent builders. While not legally required, it's a strong indicator of professionalism.

CIRI registration means the builder has demonstrated:

Appropriate qualifications and experience
Understanding of Building Regulations
Commitment to professional standards
Continuing professional development

Verify registration at ciri.ie

Step 3: Verify Insurance

This is non-negotiable. Ask to see certificates for:

Insurance Type	What It Covers	Minimum Amount
Public liability	Damage to your property or third parties	€2.5 million
Employer's liability	Injuries to their workers	€13 million
Professional indemnity	Design errors (if doing design work)	€1-2 million

Important: Don't just ask — verify. Request copies of certificates and check they're current. If an uninsured builder damages your property, you have no recourse.

Step 4: Check References

A good builder will happily provide references. Ask for:

3-5 references from recent projects (within last 2 years)
Projects similar in scope to yours
Permission to view completed work if possible

Questions to Ask References:

Was the project completed on time?
Was it completed on budget? Any surprises?
How was communication throughout?
Were there any issues? How were they resolved?
Was the site kept clean and safe?
Would you hire them again?

Step 5: Get Everything in Writing

A proper contract protects both parties. It should include:

Detailed scope of work: Exactly what's included (and what's not)
Materials specification: Brands, quality levels, allowances
Total price: Fixed price or schedule of rates
Payment schedule: When payments are due and for what
Timeline: Start date, milestones, completion date
Variation process: How changes are priced and agreed
Defects liability: Period for fixing issues after completion
Dispute resolution: How disagreements will be handled

For larger projects, consider using a standard form contract like the RIAI (architects') contracts.

Step 6: Agree a Fair Payment Schedule

Never pay large sums upfront. A reasonable payment schedule looks like:

Stage	Payment
Contract signing	0-10% deposit
Foundations complete	15-20%
Walls/structure complete	20-25%
Roof complete	15-20%
First fix complete	15-20%
Practical completion	10-15%
Retention (after defects period)	5%

The retention (typically 5%) is held for 6-12 months to ensure any defects are fixed.

Red Flags to Watch For

Large upfront payments: More than 10% is unusual
Cash only: No receipt = no recourse
No fixed address: Just a mobile number
Reluctance to put things in writing: Major warning sign
Quote significantly lower than others: Too good to be true usually is
Pressure to start immediately: Good builders are usually booked ahead
Won't provide insurance certificates: Walk away
No references: Or references you can't verify
Bad online reviews: Check Google, Facebook, boards.ie
Unregistered for VAT: On projects over certain thresholds

Good Signs to Look For

Professional, prompt communication
Willing to answer all questions
Transparent about their process
Provides detailed, itemised quotes
Has a portfolio of similar work
References speak highly of them
Carries proper insurance
CIRI or trade body registered
Realistic about timeline
Uses proper contracts

During the Project

Once work starts, stay engaged:

Visit the site regularly (but don't micromanage)
Document progress with photos
Keep all communication in writing (email/text)
Address issues promptly — don't let them fester
Only pay for completed stages
Get sign-off from your architect/engineer if applicable
Keep copies of all receipts and certificates

If Things Go Wrong

Even with careful vetting, problems can occur. If they do:

Document everything: Photos, emails, dates
Raise issues in writing: Give reasonable time to respond
Withhold payment: For incomplete or defective work
Get independent assessment: Another builder or engineer
Consider mediation: Cheaper than court
Small claims court: For disputes up to €2,000
Legal action: For larger amounts (seek legal advice)

Questions to Ask Builders

How long have you been in business?
Are you CIRI registered?
Can you provide proof of insurance?
Can I see examples of similar work?
Who will be the site foreman/point of contact?
What's your realistic timeline?
How do you handle variations/changes?
What payment terms do you work with?
Do you use subcontractors? Are they insured?
What warranty/guarantee do you offer?

How to Find a Reliable Builder in Ireland (Checklist)