Hiring a builder is one of the biggest decisions you'll make during any construction or renovation project. Ask the right questions upfront to avoid costly problems later.

1. Are You Registered with the Construction Industry Register Ireland (CIRI)?

While CIRI registration isn't mandatory for all work in Ireland, it demonstrates that a builder meets certain standards of competence. For larger projects, consider it a strong positive sign.

2. Can I See Your Insurance Certificates?

Every builder should have:

Public liability insurance — covers injury or damage to third parties
Employer's liability insurance — if they have employees
All-risks/construction insurance — covers the work itself

Ask to see the actual certificates, not just verbal confirmation. Check they're current and cover the value of your project.

3. Can You Provide References from Recent Projects?

A good builder will happily provide references. Ask for 2-3 contacts from projects completed in the last year, ideally similar in size to yours. Then actually call them.

Questions for references:

Was the work completed on time and budget?
How was communication throughout the project?
Were there any issues? How were they handled?
Would you hire them again?

4. Who Will Actually Be On-Site?

Some builders manage multiple projects and subcontract most work. Know who will be physically working on your project and who your day-to-day contact will be.

5. What's Included in the Quote?

Get a detailed, itemised quote that clearly states:

Labour costs
Material costs (with specifications)
VAT
What's explicitly excluded
Provisional sums for unknowns

Beware of vague quotes — they lead to unexpected "extras" later.

6. What's the Timeline?

Get a realistic timeline with key milestones. Ask what could cause delays and how they handle them. Good builders build in contingency time for weather and unforeseen issues.

7. What Payment Schedule Do You Require?

Normal payment structures include:

Deposit: 10-15% to secure booking
Stage payments: tied to completed milestones
Retention: 5-10% held back until snagging is complete

Red flag: Any builder asking for 50%+ upfront before work begins.

8. How Do You Handle Changes to the Spec?

Changes happen. Understand the process for requesting changes, how they're priced, and whether they require written agreement. Good builders document everything.

9. What Warranties Do You Offer?

Most builders offer 12-24 month workmanship warranties. For new builds, you might also have structural warranties through HomeBond or similar schemes. Get warranty terms in writing.

10. Will We Have a Written Contract?

Always insist on a written contract. It should cover:

Scope of work (detailed)
Total cost and payment schedule
Timeline and completion date
Insurance requirements
Variation process
Dispute resolution
Termination terms

Pro Tip: Get It In Writing

Every agreement, change, or decision should be documented in writing — even just a quick email. This protects both you and the builder if there's ever a dispute.

Bonus: Trust Your Instincts

Beyond the practical questions, pay attention to how the builder communicates. Are they responsive? Do they listen? Do they explain things clearly? You'll be working with this person for weeks or months — the relationship matters.

Checklist Before Signing

✓ Verified insurance certificates
✓ Called at least 2 references
✓ Got 3 itemised quotes for comparison
✓ Understood payment schedule
✓ Received written contract
✓ Clear on timeline and milestones
✓ Know who your daily contact will be

10 Questions to Ask Before Hiring a Builder