Most people start with a search for “builder near me” and end up with a long list of names and no way to tell them apart. This guide is for homeowners and small businesses in Surrey and South London who want to narrow that list to one firm they can trust with their property.
What “a builder near me” should mean
Near is about more than the drive. A local builder can visit before pricing, come back when a question needs settling on site, and return after the job if something needs attention. Local also means knowing the ground you are building on.
In Surrey that matters. A large part of the county is Green Belt, there are many conservation areas, and the Surrey Hills is a protected National Landscape. Each of these changes what you may build without a planning application. In South London boroughs such as Kingston, Sutton, Croydon and Bromley, the questions are more often about shared walls, narrow access and where a skip can stand.
A builder who works in Guildford, Woking, Epsom or Reigate every month will have met these questions before. Ask which towns the firm has worked in during the last year, and whether you can see a job near you.
Builder, main contractor or construction company?
The three names overlap, which is why search results mix them.
- A builder is the general word for a firm that carries out building work, from a repair to a new house.
- A main contractor is the builder who holds the contract with you and manages every trade on the job: bricklayers, carpenters, electricians, plumbers, plasterers and decorators. You deal with one firm, and that firm is responsible for the whole result.
- A construction company usually describes a larger firm that also builds new homes and commercial buildings.
For an extension, a loft conversion or a refurbishment, you want a builder acting as main contractor, so that there is one point of responsibility. Our home improvements work is run this way. For smaller jobs and repairs, a property maintenance team is usually the better fit.
Seven things to check before you choose
1. A visit before a price
A firm price needs a visit. Be wary of a figure given over the telephone for anything larger than a simple repair.
2. A written, itemised quotation
An estimate is a best guess. A quotation is a fixed offer for a described piece of work. Ask for a quotation, in writing, broken down line by line. The next section lists what it should hold.
3. A named person running the job
Ask who will be on site each day and who you call with a question. One site manager for the whole job is the simplest answer.
4. Insurance
Ask to see the certificates for public liability insurance and, if the firm employs people, employers’ liability insurance, which the law requires. Check the dates and the name on each policy.
5. Recent work you can see
Photographs help, and a finished job you can visit helps more. Ask to speak to one or two recent customers whose project was like yours.
6. How changes are priced
Most jobs change a little once they start. Agree at the outset that any change is priced in writing before it is built, so the final account holds no surprises.
7. What happens after handover
Ask what warranty the builder gives on the work, whether it is in writing, and who deals with the manufacturer if a product fails. Ask how snags are recorded and closed before the last payment.
What a written quotation should include
- The work, described room by room or trade by trade, with the drawings it was priced from
- What is not included, said plainly
- The materials and fittings allowed for, with any provisional sums marked as such
- Whether the price includes VAT
- The start date and how long the work should take
- The stages at which payment falls due
- How changes will be priced and agreed
- The warranty on the work
Two quotations can only be compared if both builders priced the same scope. If one is far lower, look first for what it leaves out.
Planning, Building Regulations and your builder
A good builder will tell you early which approvals your job needs, and will work with your architect or designer to get them.
- Planning permission is decided by your local council. Many extensions and loft conversions do not need an application, but the rules have limits and exceptions.
- Building Regulations approval is separate and applies to almost all structural work, new electrics and drainage. Building control inspects the work in stages and issues a completion certificate at the end. Keep it with the deeds.
- Party wall notices are your duty as the owner if the work affects a wall shared with a neighbour.
Our guide to home extensions and loft conversions in Surrey sets out these rules in more detail. They change from time to time, so confirm the position with your council or building control before you rely on it.
Questions to ask on the first visit
- Have you built a job like this nearby, and can I see it?
- Who will run the job day to day?
- Which trades are your own people and which are subcontractors?
- When could you start, and how long will it take?
- How will I be kept up to date?
- What do you need from me, and by when?
- How are snags recorded and closed?
- What warranty do you give, and is it in writing?
The answers matter, and so does how they are given. A builder who answers plainly on the first visit usually reports plainly once the work has started.
Warning signs
- No written quotation, or a price that changes each time you ask
- A request for most of the money before work starts
- Pressure to decide today
- No business address
- Vague answers about who will be on site
- A price far below every other, with no explanation
How we work at Resmor
We are builders working across Surrey, South London and the surrounding areas, for homeowners and small businesses. Every job we take on includes a written, itemised quotation, one site manager, a weekly update in writing, a snag list closed before handover and a written warranty on our work. If a product fails, we make the manufacturer pay for the repair and the replacement.
If you are planning a project, start an enquiry and we will call you back to arrange a visit. If something needs fixing first, our guide to property maintenance in Surrey explains what to expect from a repair.
Questions people ask
How do I find a reliable builder near me in Surrey?
Start with builders who work in your town and can visit before pricing. Ask for a written, itemised quotation, the name of the person who will run the job, proof of insurance and recent work you can see. Compare two or three quotations for the same written scope.
What is the difference between a builder and a main contractor?
A main contractor is the builder who holds the contract with you and manages every trade on the job, so you have one point of responsibility. On an extension or a refurbishment, a good local builder usually acts as the main contractor.
How many quotations should I get?
Two or three is usually enough, as long as each builder prices the same drawings and the same written scope. Compare what is included and what is left out, not only the total.
Do I need planning permission before I speak to a builder?
No. A builder can visit and advise at any stage. A price is only firm once the design is settled, so expect a budget figure first and a written quotation once the drawings and any approvals are in place.
Should I pay a deposit to a builder?
It depends on the job. Payments in stages, tied to work completed, are normal, and a deposit is sometimes asked for items made to order. Agree the payment stages in writing before work starts and avoid paying most of the price up front.