How to vet a contractor before any home renovation

Building contractor disputes are among the most common complaints heard by the NHBRC, CBE, and small-claims courts. Most of those disputes would never have happened if the homeowner had done some basic checks before signing. Here's the list.

Start with the quote

A professional quote includes:

• Itemised materials with quantities and unit prices.
• Labour rate or total labour cost.
• Timeline with clear start and end dates.
• Payment schedule (not a "pay upfront" demand).
• What's specifically excluded (e.g. "doesn't include re-tiling").
• VAT if registered.
• Contractor's company registration, VAT number, and physical address.

A one-line "R45,000 total" on WhatsApp is not a quote. Ask for a proper written one before you engage further.

Get at least 3 quotes

Not to pick the cheapest — to see the spread. If three quotes are R38K, R42K, and R68K, the last one is overcharging. If they're R38K, R85K, and R95K, the first one has either misunderstood the scope or is cutting serious corners.

Middle quotes tend to be the most honest.

Check registration

For any build / renovation over R30,000 or that affects structure:

• NHBRC (National Home Builders Registration Council): required for anyone building new homes. Search at nhbrc.org.za to confirm registration and any complaints.
• CIDB (Construction Industry Development Board): for larger public or commercial work. Rating matters — Grade 1 is smallest, Grade 9 is largest.
• CIPC registration: confirm the company actually exists at cipc.co.za.

For smaller work (plumber, electrician, painter), check:

• PIRB (Plumbing Industry Registration Board) — required for all certified plumbing work.
• ECA / ECB (Electrical Contractors Association / Board) — required for any electrical work that needs a CoC.
• SAGA / SABGA — for gas installations.

Ask for three recent references

And actually call them. Ask:

1. Did the work finish on time?
2. Did the final cost match the quote?
3. Any surprises or issues?
4. Was the site kept tidy?
5. Would you hire them again for a bigger job?

A contractor who can't or won't give references is telling you something. Listen.

Visit a current or recently-completed site

Professional contractors will be happy to let you see an actual job. You'll see:

• Whether they keep the site safe and clean.
• Whether the client is happy (they'll tell you).
• The quality of finishing in an actual installed setting, not just a sales portfolio.

Payment structure that protects you

Standard payment schedule:

• 10% deposit on acceptance (for materials/mobilisation).
• 40% at a clear milestone (e.g. demolition complete, waterproofing done).
• 40% at second milestone.
• 10% final balance on completion and snag-list sign-off.

Red flags:

• "50% up front". No legitimate contractor needs half the money before work starts.
• "Cash only" — professional contractors take EFT and invoice properly.
• "No contract needed, we're friends". Especially then — a contract protects the friendship.

The contract essentials

Even a simple one-page contract should include:

• Scope of work (with a drawing or detailed description).
• Fixed price and itemised breakdown.
• Timeline — start date, target completion date, penalty for delay.
• Payment schedule tied to milestones.
• Materials specification (brand, quality). "Tiles R120/m²" is ambiguous. "Johnson Caramel matte porcelain R120/m² ex VAT" is unambiguous.
• Scope-change process — how changes to scope get priced and approved.
• Insurance: contractor's liability insurance should cover damages on your property.
• Warranty — most quality contractors offer 12 months on workmanship.
• Dispute resolution — arbitration or a named mediator.

Red flags during the job

• Requests for more money before agreed milestones.
• Workers not arriving, or different workers every day.
• Materials disappearing from site overnight (brick theft is real).
• "We found a problem, we need to change the quote" — common, but demand written scope change notes before any additional payment.
• Pressure to sign final completion before you've inspected everything.

Snag list (at the end)

Walk the job with the contractor. Write down every small issue — a paint drip, a missed tile, a door that doesn't close properly, a plug that doesn't work. Photograph each. These need to be fixed before you pay the final 10%.

Quality contractors embrace a snag list; shady ones resist it.

When things go wrong

1. Talk first. Most disputes are misunderstandings, not fraud.
2. Put it in writing. Email summarising the issue creates a record.
3. Small claims court: available for disputes under R20,000. Cheap, no lawyer needed.
4. NHBRC or CIDB complaint: for registered contractors who fail to comply.
5. Consumer Goods and Services Ombud: for residential disputes over services.
6. Legal action: worth it only for large sums — otherwise legal fees eat most of the recovery.

Prevention beats cure. Spend an extra hour vetting; save yourself 100 hours of renovation misery.