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How to Choose the Right Builder
Jul
How to Choose the Right Builder: 15 Things to Check Before You Build
Choosing the right builder can make the difference between an exciting home-building experience and months of unexpected costs, delays and frustration.
You may have found the perfect stand, finalised your architectural plans and spent hours imagining the kitchen, bathrooms and large aluminium doors opening onto the patio. But eventually, somebody has to turn those drawings into a real building.
That makes choosing your builder one of the most important decisions you will make.
A good builder does far more than lay bricks. They coordinate trades, order materials, interpret drawings, manage the construction programme, solve problems on site and bring together the architect, engineer and specialist suppliers.
So, how do you choose a good builder?
Start by finding builders with proven experience in projects similar to yours. Check their credentials, visit completed projects, speak to previous clients and compare detailed quotations based on the same plans and specifications. Before construction starts, make sure the scope of work, price, payment schedule, programme, variations and responsibilities are clearly recorded in writing.
Here are 15 important things to check before choosing a builder.
1. Start by Finding the Right Type of Builder
Before comparing prices, find builders who are actually suited to your project.
A contractor who is excellent at alterations and small extensions may not necessarily be the right choice for a 500m² double-storey home. Similarly, a builder experienced with conventional houses may have limited experience with complex contemporary designs, large structural openings or high-end finishes.
Where Can You Find a Good Builder?
Start your search through several channels:
- Recommendations from friends, family and neighbours
- Your architect, engineer or quantity surveyor
- Recently completed houses in your area
- Active building sites
- Online searches and business listings
- Local residential estates
- Building material and specialist suppliers
Create a shortlist rather than appointing the first recommended contractor.
Ideally, compare around three suitable builders who have experience with homes similar in scale, design and complexity to yours.
Match the Builder to the Project
| Your Project | Experience Worth Looking For |
| New single-storey house | Residential foundations, masonry, roofing and finishes |
| Double-storey house | Multi-level construction and structural coordination |
| Contemporary home | Large openings, glazing and modern architectural details |
| House extension | Connecting new and existing structures |
| Major renovation | Structural alterations and working around existing buildings |
| Luxury home | Specialist trades, premium finishes and detailed project coordination |
The objective isn’t simply to find a builder.
It is to find the right builder for your particular house.
2. Check the Builder’s NHBRC Registration
If you are building a new home in South Africa, checking the builder’s NHBRC status should be one of your first steps.
Ask the builder for their current registration details and independently verify them.
Don’t rely only on a logo printed on a quotation, website or vehicle.
Ask for:
- Registered company name
- Company registration details
- NHBRC registration details
- Current registration certificate
- Contact details and physical business address
You can verify a home builder through the NHBRC’s online services.
Registration and home enrolment are also different things. For new homes subject to NHBRC requirements, discuss with the builder how and when your particular house will be enrolled before construction starts.
Treat registration as an important first check, not as the only measure of whether someone is a good builder.
You should still inspect their work, check references, compare quotations and review the building contract.
3. Choose a Builder with Experience in Your Type of Home
Ask a simple question:
“Can you show me houses similar to the one I am planning to build?”
The answer can tell you a lot.
If you’re planning a contemporary double-storey home with large open-plan spaces, expansive aluminium windows, a double-volume entrance and wide patio doors, experience constructing small conventional houses doesn’t automatically demonstrate experience with your project.
Ask specifically about challenging elements shown on your drawings.
These could include:
- Double-volume spaces
- Large structural openings
- Cantilevered sections
- Flat roofs
- Balconies
- Large aluminium sliding doors
- Folding or stacking doors
- Floor-to-ceiling glazing
- Feature staircases
- Complex waterproofing
- Retaining walls
- Swimming pools
- Specialist finishes
You aren’t trying to catch the builder out.
You are establishing whether they understand what will be required before construction starts.
4. Visit Some of the Builder’s Completed Projects
A beautiful portfolio is useful, but don’t stop at photographs.
Where practical and with the owner’s permission, visit at least one completed project.
If possible, also visit one of the builder’s active construction sites.
What Should You Look For?
Don’t concentrate only on expensive finishes.
Look at the workmanship.
Check:
- Straightness of walls
- Plaster finishes
- Tile alignment
- Corners and junctions
- Ceiling finishes
- Roof details
- Waterproofing
- Drainage
- Window installation
- Door installation
- Cracking around openings
- Paintwork
- External finishes
Pay particular attention to areas where different building elements meet.
A beautiful tile is supplied by a manufacturer. A beautiful kitchen may have been installed by a specialist.
The smaller construction details often reveal more about the builder’s workmanship.
5. Speak to Previous Clients
References are extremely valuable when they are genuine and recent.
Ask for two or three clients whose projects are similar to yours.
Then actually contact them.
Questions to Ask a Builder’s Previous Clients
Ask:
- Was the project completed reasonably close to the agreed programme?
- Were unexpected costs clearly explained?
- Did the builder communicate well?
- Was the site properly managed?
- Were subcontractors adequately supervised?
- How were problems handled?
- Did the builder return to correct defects?
- Was the final cost reasonably close to what you expected?
- Would you use the same builder again?
- What would you do differently if you built with them again?
That final question can be particularly revealing.
A client may be generally happy with their home while still telling you:
“The building work was excellent, but I wish we had specified the finishes more clearly.”
or:
“We should have agreed on how variations would be priced before construction started.”
That information can help you avoid the same problem.
6. Get Detailed Building Quotes
Three quotations aren’t particularly useful if three builders are pricing three different versions of the house.
Give each shortlisted builder the same information.
Depending on the project, that could include:
- Architectural drawings
- Structural drawings
- Specifications
- Engineering information
- Window and door schedules
- Electrical layouts
- Plumbing information
- Schedule of finishes
- Scope of work
- Bill of quantities, where available
The more accurately the project is defined, the easier it becomes to compare quotations.
What Should a Builder’s Quote Include?
| Area | What to Look For |
| Site preparation | Site establishment, clearing, excavation and waste removal |
| Foundations | Excavation, concrete, reinforcement and associated work |
| Structure | Brickwork, concrete, beams, slabs and structural elements |
| Roofing | Structure, covering, insulation, gutters and waterproofing |
| Plumbing | Water supply, drainage, sanitary installation and allowances |
| Electrical | Wiring, DB, sockets, switches, lighting and allowances |
| Windows & doors | Product specifications, glass, hardware and installation |
| Finishes | Plaster, ceilings, painting, flooring and tiling |
| Joinery | Kitchen, wardrobes and other cabinetry if included |
| External works | Paving, walls, drainage and other specified works |
| Management | Site supervision and project-related costs |
Most importantly, ask:
What is NOT included?
An exclusion can sometimes be more important than an inclusion.
7. Compare Building Quotes Properly 
This is where many homeowners make an expensive mistake.
Don’t simply compare the number at the bottom of each quotation.
Suppose you receive three quotes:
| Builder A | Builder B | Builder C | |
| Total | R1,850,000 | R2,050,000 | R2,250,000 |
| Kitchen | Excluded | Included | Included |
| Aluminium windows | Allowance | Specified | Specified |
| Aluminium doors | Allowance | Specified | Specified |
| Paving | Excluded | Excluded | Included |
| Painting | Included | Included | Included |
These figures are illustrative only.
At first glance, Builder A appears R400,000 cheaper than Builder C.
But are they?
Once the kitchen, paving and differences in window and door allowances are considered, the gap could be substantially smaller.
Compare Like with Like
Before choosing a builder, compare:
- Scope of work
- Material specifications
- Product allowances
- Labour
- Provisional sums
- Exclusions
- VAT treatment
- Site management
- Construction period
- Payment terms
If one quote is dramatically cheaper than the others, find out why.
There may be a perfectly reasonable explanation.
But you need to understand it.
8. Don’t Automatically Choose the Cheapest Builder
Price matters. For most homeowners, it matters enormously.
But the cheapest quote isn’t automatically the best value.
A low price can result from efficient project management, good supplier relationships or lower overheads. It can also result from missing items, unrealistic allowances or different assumptions about the required standard of work.
Instead of asking:
“Which builder is cheapest?”
Ask:
“What exactly am I receiving for this price?”
Consider the total package:
Price + specification + experience + workmanship + programme + communication + contract + after-sales responsibility.
Saving money at the quotation stage means very little if you spend considerably more correcting poor workmanship later.
9. Ask Who Will Actually Manage Your Building Site
The person who prepares your quotation isn’t necessarily the person who will manage your construction site.
Ask:
Who will be responsible for my project every day?
Some builders personally supervise every project. Larger contractors may use foremen or project managers.
Either system can work.
What matters is knowing who is responsible.
Establish Who Will:
- Manage subcontractors
- Check workmanship
- Order materials
- Coordinate deliveries
- Read and interpret drawings
- Communicate with the architect and engineer
- Deal with suppliers
- Monitor the programme
- Approve work before the next trade starts
- Communicate progress to you
Also ask how many other projects that person will be managing simultaneously.
A good site isn’t simply a collection of good tradespeople.
Someone has to coordinate them.
10. Ask How Windows and Doors Will Be Managed
Windows and doors are a useful test of how well a builder coordinates specialist trades.
Modern homes increasingly feature large aluminium windows, sliding patio doors, entrance doors and folding systems.
These products have to fit openings created much earlier in the construction process.
A mistake in the opening can become somebody else’s expensive problem months later.
Example
Your architectural drawings specify a large aluminium sliding door between the lounge and patio.
Before the opening is constructed, several questions need answers:
- What is the required structural opening?
- What is the manufactured frame size?
- What support is required above the opening?
- What is the finished floor level?
- Will the track be recessed?
- Who takes final measurements?
- When should the door be manufactured?
- Who installs it?
- Who completes the perimeter finishes?
- How will water be managed around the opening?
If these decisions are left until the aluminium door arrives on site, alterations may be required.
Five Questions to Ask About Windows and Doors
- Who confirms the opening sizes?
Make sure the builder and aluminium supplier understand whether dimensions refer to structural openings, finished openings or manufactured frame sizes.
- Who takes the final measurements?
For custom products, don’t assume dimensions taken from architectural drawings will automatically become manufacturing dimensions.
- When will the windows and doors be ordered?
Manufacturing and delivery need to fit into the construction programme.
- Who installs them?
Establish whether installation is included with the specialist supplier or handled by the builder.
- Who is responsible for the final sealing and finishes?
Clarify responsibility for perimeter sealing, waterproofing, plaster repairs and surrounding finishes.
For homeowners planning their window and door schedule, Sigmadoors supplies aluminium windows and doors for new homes, renovations and developments in Johannesburg, Pretoria and across Gauteng.
11. Ask the Builder for a Realistic Construction Programme
Be cautious of impressive completion promises that aren’t supported by a programme.
“We’ll finish everything in six months.”
Perhaps.
But ask the next question:
“Can you show me how?”
A proper construction programme should break the project into stages.
A Typical Construction Sequence May Include:
- Site establishment and setting out
- Excavation and foundations
- Ground floor construction
- Upper floor structure, where applicable
- Brickwork
- Roofing
- First-fix plumbing and electrical work
- Plastering
- Windows and external doors
- Ceilings and internal finishes
- Tiling and flooring
- Joinery
- Painting
- Electrical and plumbing finishes
- External works
- Snagging and handover
Some stages overlap, and every project is different.
The point isn’t to predict every day perfectly.
It is to establish whether the builder has thought through the sequence of your project.
Ask how delays caused by weather, design changes, material availability and additional work will be handled.
12. Get a Proper Written Building Contract 
A detailed quotation is important.
It is not necessarily a substitute for a comprehensive building contract.
For a substantial residential construction project, important agreements shouldn’t exist only in conversations, voice notes or WhatsApp messages.
The contract should clearly establish what is being built, what it will cost, how payments work and what happens when something changes.
Important Building Contract Items
| Contract Item | Why It Matters |
| Scope of work | Defines what the builder is responsible for |
| Drawings | Establishes which drawings form part of the agreement |
| Specifications | Records agreed materials and standards |
| Contract price | Establishes the agreed price and basis for adjustments |
| Payment terms | Explains when payments become due |
| Programme | Records the agreed construction period |
| Variations | Establishes how changes are authorised and priced |
| Delays | Explains how extensions of time are dealt with |
| Responsibilities | Clarifies responsibilities of the parties |
| Insurance | Records applicable insurance arrangements |
| Defects | Establishes the procedure for correcting defects |
| Termination | Explains circumstances and procedures for ending the contract |
| Disputes | Establishes how disagreements will be handled |
For a large project, consider having the contract reviewed by an appropriately qualified professional before signing it.
If something is important to you, get it in writing.
13. Agree on Payments and Variations Before Construction Starts
Building a house involves many payments over a long period.
Establish the payment structure before work begins.
Payments are commonly linked to agreed construction progress or milestones rather than arbitrary dates.
Whatever arrangement is used, it should be clearly documented.
Keep records of payments, invoices, certificates and approved variations.
Be Particularly Careful with Variations
Variations are changes made after the original scope or price has been agreed.
For example:
You originally specified a 2400mm sliding patio door but later decide you want a much larger premium system.
That change may affect:
- Aluminium costs
- Glass
- Structural support
- Brickwork
- Finishes
- Installation
- Construction programme
The builder shouldn’t simply tell you several weeks later that you owe another R40,000.
Ideally, the variation should be described and priced before the changed work proceeds.
A simple rule helps:
Change the design → establish the cost → approve the variation → proceed with the work.
14. Watch for Builder Red Flags
No builder is perfect, and even well-managed construction projects encounter problems.
The important question is how those problems are handled.
However, certain warning signs deserve closer attention before you appoint someone.
10 Builder Red Flags to Watch For
- An unusually cheap quotation
The price is substantially below competing quotes and the builder can’t clearly explain why.
- No detailed quotation
You receive a single total with very little information about what is included.
- No verifiable previous projects
There are plenty of photographs but no projects or clients you can independently verify.
- No recent references
The builder is reluctant to let you speak to previous clients.
- Unclear business details
The company name, quotation, invoice and payment information don’t make
sense together.
- Pressure to pay quickly
You are pushed to make a substantial payment before the scope and contractual arrangements are clear.
- Important promises remain verbal
Significant commitments about materials, dates or prices aren’t recorded in writing.
- Vague provisional allowances
Large parts of the project are represented by unrealistic or unexplained allowances.
- Poor communication
Calls, emails and questions regularly go unanswered before you’ve even appointed the builder.
- Constant criticism of every previous client, architect or subcontractor
Construction involves collaboration. If every previous problem was apparently somebody else’s fault, ask more questions.
A red flag doesn’t always mean you should reject the builder immediately.
It means you should investigate before committing.
15. Plan for Inspection, Snagging and Handover
Choosing a builder doesn’t end when you sign the contract.
You should also understand how the completed house will be inspected and handed over.
Before occupation or final completion, inspect the property carefully and prepare a snag list of incomplete or defective items.
Depending on your project and professional appointments, your architect or another appropriately qualified professional may assist.
What Should You Check at Handover?
Walk through the property systematically.
Check:
- Walls and paint finishes
- Ceilings
- Floors
- Tiles and grout
- Kitchen cabinetry
- Wardrobes
- Sanitary fittings
- Taps and plumbing fixtures
- Electrical fittings
- Roof and drainage details
- External finishes
- Windows
- Sliding doors
- Hinged doors
- Locks and handles
- Glass
- Sealants
- Paving and external works
Don’t simply look at windows and doors.
Operate them.
Open every opening window.
Slide the patio doors.
Test the locks.
Check handles.
Look at perimeter sealing.
Make sure drainage openings haven’t been blocked by plaster, paint or construction debris.
Record defects clearly and preferably photograph them.
A professional builder should expect a snagging process. It is a normal part of completing a building project.
15-Point Checklist for Choosing the Right Builder
Before appointing your builder, work through this list:
- Builder has experience with projects similar to mine
- Registration and company details have been checked
- NHBRC status has been verified where applicable
- New-home enrolment requirements have been discussed
- I have inspected previous work
- I have spoken to recent clients
- I have received detailed quotations
- All shortlisted builders priced comparable information
- Major exclusions and allowances are understood
- I know who will manage the site
- A realistic construction programme has been provided
- Payment arrangements are clearly documented
- The variation procedure is understood
- The building contract has been properly reviewed
- Snagging, defects and handover procedures are clear
If you can’t confidently tick an important item, resolve it before signing.
Questions to Ask a Builder Before Hiring Them
If you’re meeting potential builders, take these questions with you:
- How long have you been building homes?
- Are you registered with the NHBRC where required?
- Can I verify your current registration details?
- Have you built homes similar to mine?
- Can I visit one of your completed houses?
- Can I speak to two or three recent clients?
- Who will manage my project on site?
- How many other projects are you currently building?
- What exactly is included in your quotation?
- What is excluded?
- Which items are provisional allowances?
- How will variations be priced and approved?
- What payment schedule do you propose?
- What construction period do you estimate?
- How will delays be handled?
- Who purchases the major materials?
- Who coordinates specialist suppliers?
- Who confirms window and door opening sizes?
- How will defects be handled?
- What happens during final inspection and handover?
Don’t worry about asking too many questions.
You are potentially committing a substantial amount of money to the project. A professional builder should be comfortable explaining how they intend to manage it.
How to Compare Three Builders Before Making Your Decision
Once you’ve completed your research, bring everything together.
A simple comparison can help.
| What to Compare | Builder A | Builder B | Builder C |
| Relevant experience | |||
| Previous projects inspected | |||
| References checked | |||
| NHBRC status checked | |||
| Detailed quotation | |||
| Major exclusions identified | |||
| Construction programme | |||
| Site manager identified | |||
| Payment terms | |||
| Variation procedure | |||
| Contract provided | |||
| Communication | |||
| Overall quoted price |
Don’t turn this into a simple points competition.
The table is there to expose unanswered questions and differences between proposals.
You are looking for a builder whose experience, scope, price, construction approach and contractual arrangements make sense for your particular project.
Frequently Asked Questions About Choosing a Builder in South Africa
How Do I Find a Good Builder in South Africa?
Start with recommendations from people who have recently completed similar projects, then broaden your search through architects, engineers, local building projects and online searches. Shortlist several builders, verify their credentials, inspect completed projects and speak directly to previous clients before requesting detailed quotations.
How Do I Know If a Builder Is Reliable?
Look for evidence rather than promises. A reliable builder should be able to provide verifiable business details, relevant project experience, recent references and a clear written quotation. They should also be willing to discuss the construction programme, payment terms, site management and contract before asking you to commit.
How Do I Check If a Builder Is Registered with the NHBRC?
Ask the builder for their current details and independently verify their status through the NHBRC’s official online services. Don’t rely solely on a certificate, logo or registration number displayed in marketing material.
Is NHBRC Registration Compulsory for Builders in South Africa?
A person in the business of building homes is required to be registered with the NHBRC. New-home projects can also be subject to NHBRC enrolment requirements, so confirm the requirements applicable to your project before construction starts.
What Is the Difference Between NHBRC Registration and Home Enrolment?
Builder registration relates to the home builder. Home enrolment relates to the particular new home being constructed.
They shouldn’t be treated as the same thing.
For applicable new homes, the builder is responsible for enrolling the home before construction in accordance with NHBRC requirements.
How Many Builder Quotes Should I Get?
Around three detailed quotations is a useful starting point for many residential projects.
The quality of the quotations matters more than the number. Make sure each builder is pricing the same drawings, specifications and scope so that you can make a meaningful comparison.
Should I Choose the Cheapest Builder?
Not automatically.
Compare what each quotation includes, the materials and allowances, exclusions, project management, construction period, experience and contractual terms.
The cheapest total can become expensive if important work has been excluded.
What Should Be Included in a Builder’s Quote?
A detailed quotation should clearly identify the scope of work, major materials or specifications, allowances, exclusions and pricing relevant to the project.
For a new home, this can cover foundations, structural work, roofing, plumbing, electrical work, windows and doors, plastering, ceilings, flooring, painting and external works.
The exact requirements depend on your project.
What Questions Should I Ask a Builder Before Hiring Them?
Ask about registration, experience, completed projects, references, site management, subcontractors, quotations, exclusions, payment terms, construction periods, variations, delays, defects and handover.
Also ask who will coordinate specialist elements such as structural work, waterproofing, aluminium windows and large doors.
How Can I Tell If a Builder’s Quote Is Too Cheap?
Compare it line by line with other quotations.
Check whether expensive elements such as kitchens, glazing, aluminium windows and doors, sanitary fittings, electrical fittings, painting and external works have been included or merely given small allowances.
If the price difference is substantial, ask the builder to explain it.
What Should Be Included in a Building Contract?
The contract should clearly record the agreed scope, price, drawings and specifications, payment terms, construction period, responsibilities, variations, delays, defects and dispute procedures relevant to the project.
For a substantial building project, consider professional advice before signing.
When Should I Pay a Builder?
Agree on the payment structure in writing before construction begins. Payments should correspond with the agreed contractual arrangements and actual progress rather than informal requests for money.
Keep proof of every payment.
How Do I Avoid Problems with a Builder?
There is no way to eliminate every construction risk, but you can reduce it considerably by doing your checks before appointment.
Verify credentials, inspect previous work, speak to clients, use detailed drawings and specifications, compare proper quotations, sign an appropriate written contract and document changes during construction.
Good documentation prevents many misunderstandings.
Who Should Measure the Aluminium Windows and Doors?
Responsibilities should be agreed between the builder, homeowner and aluminium supplier.
For custom-manufactured windows and doors, final manufacturing dimensions should be confirmed by the party responsible for measurement before production begins.
This is particularly important for large sliding doors, folding doors and other products where relatively small construction discrepancies can affect installation.
Choosing a Builder Is About More Than Finding the Lowest Price
Building a home is a chain of hundreds of decisions.
The quality of the finished house depends not only on the architectural design or materials you choose, but on how successfully those decisions are translated into construction.
A good builder should be able to understand the drawings, coordinate the right people, communicate when something changes and produce work that stands up to inspection.
So take your time.
Compare builders.
Ask difficult questions.
Visit completed projects.
Check references.
Understand the quotation.
Read the contract.
And make sure everyone understands what is expected before the first brick is laid.
The cheapest decision today isn’t necessarily the cheapest decision over the life of your home.
Building a New Home? Plan Your Aluminium Windows and Doors Early
Windows and doors shouldn’t be an afterthought at the end of construction.
Their sizes, configurations, glass, colours and installation requirements can influence structural openings, lintels, finished floor levels and the overall appearance of your home.
Sigmadoors manufactures and supplies aluminium windows and doors for South African homes, including top-hung and side-hung windows, horizontal sliding windows, hinged doors, entrance doors, sliding patio doors and folding door systems.
For homeowners, builders and developers in Johannesburg, Sandton, Midrand, Centurion, Pretoria and across Gauteng, planning the aluminium package early can make coordination between the architectural drawings, builder and window manufacturer much easier.
Choose your products early, confirm the openings and make sure your builder and aluminium supplier are working from the same information.
