AVOID COWBOY BUILDERS - 7 CHECKS. 🤠

(Not A Cowboy Builder)

You don’t need luck. You need a process. Do these checks and you’ll avoid most disasters, delays, and money pits.

Cowboy Avoidance Checklist:

• Insurance ✅

• Photos of similar jobs ✅

• References you can call ✅

• Written quote with scope ✅

• Start/end dates in writing ✅

• Credentials & compliance ✅

• Company + payment basics ✅

1) Insurance

• Ask for Public Liability PDF (£2m–£5m).

• If staff: Employers’ Liability.

• Gas/Electrical: Gas Safe / NICEIC / NAPIT number.

• Verify policy + expiry with the insurer.

  Red flags: screenshots, expired, mismatched names.

2) Photos (of similar jobs)

• 5–10 before/after + in-progress shots.

• Consistent branding/van across jobs.

• Optional: one drive-by address (exterior).

  Red flags: stock images, old dates, mixed watermarks.

3) References (recent + real)

• 2–3 clients from last 12 months, ideally local.

• Ask: on time? clean site? final price vs quote? snagging fixed? rehire?

• Bonus: WhatsApp voice/video + Google review link.

  Red flags: “We don’t share details,” very old refs.

4) Written Quote (not a text)

• Must list scope, materials/brands, labour, waste, VAT.

• Inclusions/Exclusions, warranty (12–24 months).

• Payment schedule by milestones; variations in writing.

  Red flags: day-rate only, round numbers, cash-only, “expires today”.

5) Start / End Dates

• Start window (e.g., w/c 12 Jan) + target completion.

• Daily hours, access, named on-site lead (phone).

• Snagging day booked before final payment.

  Red flags: “We’ll fit you in,” no named lead.

6) Credentials & Compliance

• As needed: Gas Safe, NICEIC/NAPIT, FENSA, TrustMark.

• If Building Control: who handles notices/certs.

• Bigger jobs: RAMS basics and sign-off.

  Red flags: “Skip certificates,” vague on regs.

7) Company & Payments

• Full legal name, address, company number, VAT (if charged).

• Pay to business account. Receipts for every payment.

• Deposit 10–20% tied to materials; staged milestone payments.

  Red flags: personal accounts, big upfront asks, no paperwork.

Copy/Paste Job Post (saves time)

Project: Bathroom refresh (BL1)

Scope: Replace bath with walk-in shower; retile ~20m²; new basin/toilet; extractor

Timing: From 6 Jan (flex ±2 weeks)

Budget band: £3.5k–£5k (labour + standard tiles/fixtures)

Access: On-street parking; 2nd-floor flat

Must-haves: Written quote (incl/excl, VAT), start/finish dates, waste removal, 12-month warranty

Photos: 6 images attached

Bottom Line

Cowboy jobs happen when you skip checks. Run these seven. If they push back, walk.

Want the shortcut?

Ask on TradeLink → get multiple local, vetted quotes, compare, chat, choose.

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