Picking a contractor for a commercial project is a bigger decision than picking the lowest price. The right builder finishes on programme, keeps the site safe and doesn’t leave you with disputes. These are the questions we’d ask if we were in your position.
1. Are you independently accredited?
Health and safety accreditation shows a contractor has been assessed by someone independent. Look for an SSIP member scheme such as CHAS or SMAS Worksafe. Public-sector buyers often also use Constructionline, and larger contractors may hold ISO 9001, 14001 or 45001 certification. Ask to see the certificates and check they are in date.
2. What insurance do you hold?
Employers’ liability insurance is a legal requirement for any firm with employees, with cover of at least £5 million. You should also ask about public liability insurance, the level of which many clients specify in their contracts, and contract works (contractors’ all risks) cover for the works themselves. If the contractor is designing anything, ask about professional indemnity insurance too. Ask for copies of the certificates.
3. Who will actually do the work?
Some contractors employ their own operatives and run their own plant. Others subcontract almost everything. Both can work, but you should know which you’re getting, and who is responsible when something goes wrong. Ask who will run the site day to day and whether you can meet them.
4. Have you built something like this before?
A firm that builds industrial units, refurbishes occupied schools or works on NHS sites will already know the pitfalls of that kind of job. Ask for examples of similar projects and, if possible, visit one.
5. Can I speak to a past client?
A good contractor will happily put you in touch with previous clients. Ask them whether the job finished on time, how variations were handled, and whether they would use the contractor again.
6. Is the price itemised?
A single lump sum on one line makes it impossible to compare quotes or to value changes later. Look for a breakdown by element, a clear list of exclusions, and any provisional sums identified. The cheapest quote is often the one that has left the most out.
7. What is the programme?
Ask for a written programme showing the main stages, the start and finish dates, and any items with long lead times. A contractor who can explain how they’ll hit the date is more reliable than one who simply agrees to it.
8. What contract will we use?
Commercial work should always be under a written contract. In the UK, the JCT family is the most common, from the JCT Minor Works Building Contract for smaller jobs to Intermediate and Design and Build versions for larger ones. Public-sector clients often use NEC contracts or their own frameworks. Make sure payment terms, retention, the programme and how changes are valued are written down. Under the Housing Grants, Construction and Regeneration Act 1996, most construction contracts must include fair payment and adjudication provisions.
9. How will you manage health and safety?
Under the CDM Regulations 2015, the client has legal duties too, including appointing competent contractors and allowing enough time and resources. Ask to see the contractor’s risk assessments and method statements (RAMS), how they’ll set up and secure the site, and how they’ll keep your staff, pupils, patients or customers safe if the building stays in use.
10. How quickly can you get to site?
A contractor based near your site can visit to price at short notice, respond quickly to problems and keep travel costs out of the price. It matters more for maintenance and reactive work, but helps on every job.
Red flags
- A large upfront payment before any work or materials are delivered.
- No written contract, or reluctance to sign one.
- No accreditation or insurance certificates on request.
- A price far below everyone else’s without a clear reason.
- Vague answers about who will be on site.
How we answer those questions
PT Kenny Construction is based at Carrwood Business Park in Leeds. We’re CHAS accredited, SMAS Worksafe assessed and a Stage One Approved Supplier on the NHS NOE CPC Minor Works DPS for 2025 to 2029. We run our own plant and our own site team, and we give itemised quotations and a realistic programme before we start. Read more about us, or see our work as commercial builders in Leeds.
