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So how can you find a professional, trustworthy builder? These tops tips will help:

1. Get a personal recommendation from a friend or neighbour who has had work done.

2. Ask for references and check them out.

3. If possible, go to have a look at some of the builder's previous work and, if you get a chance to talk to previous customers, ask whether the builder finished on time and on budget.

4. If you can't get a personal recommendation then make sure that your builder is a member of a trade association, such as the Federation of Master Builders, the building industry's largest trade organisation. It represents more than 13,000 small and medium-sized builders, promotes standards of excellence and helps its members to continually improve levels of business performance and customer service.

Each member is assessed for technical competence, is fully insured and financially secure, and guarantees their work for six years. Don't take the builder's word for it, though - check them out on the FMB's search website www.findabuilder.co.uk or call 020 7242 7583. The Office of Fair Trading has two free guides, telling you how to find reputable tradesmen and a step-by-step guide to ensure nothing goes wrong. Visit www.oft.gov.uk or call 08457 22 44 99 and ask for a leaflet advising you how to find a plumber or builder.

5. Cheapest is not always best. Although it may be tempting, get at least three detailed quotes and avoid one which is significantly lower than the others. It could be a sign that the builder is going to cut corners or use inferior materials. Don't be afraid to ask questions. Some quotes may be higher if the builder has some distance to travel to the job.

6. Fastest is not always good. If one builder gives a much quicker completion time for the job then ask questions and find out his work plan.

7. Avoid builders who ask for cash to cut the cost. The FMB says that this is not a good sign and you run the risk of losing the money if things go wrong.

8. Make sure that you get a written contract detailing every aspect of the work, cost, agreed payment plan and completion date.

9. Get an insurance-backed warranty. These are recommended by the FMB, which says that good builders should always offer them. A 10-year warranty will cost you around 1.5 per cent of the contract price and will protect you if anything goes wrong.

10. Don't pay a large deposit before the work starts. Around 10 per cent is normal, especially if you have a warranty. Agree to pay in instalments upon the completion of core jobs such as foundation laying. Pay the final amount when the job is finished, as long as you are completely satisfied with the work.

Learn more about this author, Lucy Batcher.
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