How to Choose a Builder in Glasgow (Without Getting Burned)
Choosing a builder is one of the biggest financial decisions most homeowners make — and one of the most stressful. Get it right and you've got a home you love. Get it wrong and you're looking at delays, overspends, unfinished work and months of headaches.
We're not going to pretend we're unbiased — we're builders. But we've seen enough horror stories from clients who came to us after a bad experience to know what goes wrong and why. Here's what to look for and what to avoid.
1. Check Their Accreditations
Anyone can call themselves a builder. There's no legal requirement to hold any qualification or registration to carry out building work in Scotland. That's why accreditations matter — they're proof that someone independent has checked the company.
Look for:
Constructionline (Silver, Gold or Platinum) — means they've been assessed on finances, insurance, health & safety and track record
SSIP (Safety Schemes in Procurement) — health and safety pre-qualification
Federation of Master Builders — trade association with a code of practice
NHBC — relevant for new build homes
If a builder has no accreditations at all, ask yourself why. It might be fine — but it might mean they haven't been willing to submit to independent scrutiny.
2. Get a Detailed, Itemised Quote
A one-line quote that says "Extension — £65,000" tells you nothing. What's included? What's excluded? What happens when the price changes?
A good quote should break down:
Groundworks and foundations
Structural work (walls, steelwork, roof)
Each trade (plumbing, electrics, plastering, joinery, tiling)
Materials allowances
Preliminaries (scaffolding, skip hire, site setup)
VAT
What's excluded (kitchen units, appliances, decoration — whatever isn't included)
This isn't about being awkward. It's about knowing what you're paying for so there are no surprises halfway through the build.
3. Ask About Insurance
At minimum, your builder should have:
Public liability insurance — covers damage to your property or injury to third parties
Employer's liability insurance — legally required if they have employees
Ask to see certificates. Any legitimate builder will have no issue showing you.
4. Visit Previous Work
Any builder worth hiring will be happy to show you completed projects — or put you in touch with previous clients. If they can't or won't, that's a red flag.
Look at the quality of finishes, how clean the site was left, and ask the homeowner how the builder communicated during the project.
5. Understand the Payment Terms
Never pay a large deposit upfront. Industry standard for residential work is:
No deposit, or a small deposit (5-10%) to secure a start date
Stage payments tied to milestones (e.g., foundations complete, roof on, first fix complete)
Final payment on completion and snagging
If a builder asks for 30-50% upfront before they've done any work, walk away.
6. Get Everything in Writing
Before work starts, you should have:
A written quotation (not just a verbal price)
An agreed scope of work (what's included and what's not)
An agreed programme (start date, milestones, expected completion)
Payment terms
How variations (changes) will be handled and priced
This doesn't need to be a 50-page contract. A clear email or letter confirming the above is enough for most residential projects.
7. Watch for Red Flags
No written quote — just a verbal price
Huge deposit requested before work starts
No insurance or unwilling to show certificates
No accreditations of any kind
Can't show previous work or provide references
Pressure to sign quickly — "this price is only valid today"
Vague about timescales — "we'll see how it goes"
Cash only — may indicate they're not VAT registered or not declaring income
8. Don't Automatically Choose the Cheapest
The cheapest quote is often the most expensive in the long run. Builders who underquote either:
Cut corners on materials or workmanship
Hit you with extras and variations once the work has started
Run out of money mid-project and disappear
Compare like for like. If one quote is 30% cheaper than the others, find out why before you sign.
How MKS Construction Stacks Up
We're not the cheapest builder in Glasgow — and we're not trying to be. What we offer is:
Constructionline Gold & SSIP certified — independently verified
Qualified QS as director — your project gets proper cost management from day one
Detailed, itemised quotes — you see exactly where your money goes
All trades managed — one point of contact, one programme, no subcontractor juggling
Happy to show previous work and put you in touch with past clients
If that sounds like what you're looking for, get in touch.
Get a Free Quote
Call 0141 459 1659 or email info@mksconstruction.co.uk for a free, no-obligation consultation.