Red Flag City

Do you know how many times I meet new clients, and they already have a builder—who has already given them a cost for interior renovations—with no drawings? It’s impossible for any builder to give an accurate estimate without drawings. Pure guesswork. These builders promise low costs and short schedules to secure the work, setting homeowners up for disappointment. So, let’s talk about how to hire a builder who actually knows what they’re doing.

I’ve worked in commercial construction, been employed by residential builders, and designed and built countless residential projects. And for 15 years before all of that, I was exposed to high-level construction management in commercial interior design. Read: I have some real insight here. See below for my top six tips for your home renovation or new construction project.

1. No Estimates Without Plans

How can a builder predict what tile you’ll want? What vanity? How many light fixtures? Short answer: they can’t. When a builder provides estimates without plans, they make assumptions—and I guarantee those assumptions are based on builder-grade materials, not designer-level finishes.

Here’s the problem: If you plan to hire an interior designer, or want a level of design that’s above Home-Depot grade products, don’t expect these builders to work within a builder’s random estimate. It just doesn’t make sense. Toss that worthless estimate, get a proper set of plans, and find a new builder. No plans, no estimate—period.

2. How to Hire a Builder: Hug Your Designer

Your builder should be comfortable reading construction documents—every detail, especially the fine print. Even better, they should be comfortable working with an interior designer – no eye rolling allowed. Us interior designers select unique materials, create thoughtful layouts, and bring creative ideas to the table. These details are captured in precise construction drawings, and your builder needs to read them thoroughly.

But here’s where things go wrong. Many builders default to what they think is ‘typical’, miss important notes, or dismiss a designer’s expertise—especially if she’s a woman. Don’t let that slide. Work with a builder who has experience collaborating with professional designers. These are the contractors who respect the design process and actually read the drawings. They understand creative solutions and will bid and build your project the right way.

3. Get The Details

Insist on a detailed budget—one that includes a logical, organized spreadsheet tracking every cost. If a builder hands you a proposal in a Word document? Major red flag. These projects are expensive, and costs fluctuate. The only way to track them is with a proper spreadsheet.

Here’s more great advice: Never settle for vague numbers like “Tile (labor + materials) $10,000.” Break it down.

• What are the isolated labor costs?
• Does that price include installing a pattern, or is it for basic 12×12 tile?
• Are the wall and floor tile installation seperated?
• How much material is required for each surface?
• How much overage is included for each pattern?

Remember: Overage isn’t just a flat 10%! Some tile patterns require 15-20% extra, or more. And don’t stop at tile— every estimate matters: plumbing, electrical, lighting, hardware, and more. Get the details.

4. Schedules Matter

Professional builders use scheduling software to track timelines. Microsoft Project is one of the best tools for this, and experienced builders rely on it. There’s a free version, so no reason not to give it a try. It lets you see, in real time, how long each phase of your project will take, and which tasks will overlap, providing a realistic timeline for your project.

Make your builder provide a detailed schedule and stick to it. This keeps your project on track. I’ve seen builders promise six-month completions that drag on for years. And when projects drag on, so does the cost. The builder’s fee often increases, and you might find yourself juggling two mortgage payments—or paying rent while your home is under construction… call it collateral damage. Understanding how to hire a builder means choosing someone who values scheduling and accountability, and a professional knows how to plan, track, and deliver on time. An unorganized builder will waste time—and your money. Get a schedule.

5. Permits Not Optional

This should be obvious. Yet, some builders try to skip permits to cut corners. If a builder avoids permits, they’re likely cutting corners elsewhere, too—putting you at risk.

I once had a client on Cape Cod who went along with a builder’s plan to skip the permit process. I sent disclaimer after disclaimer and eventually stepped away. Of course, things went sideways. When the builder made a major mistake, he shifted blame—to me. Don’t fall for this, and don’t get involved. Even for a kitchen or smaller bathroom renovation: Always get the permit. It protects you from expensive mistakes and potential legal issues.

6. Embrace Technology

A modern builder should be comfortable with spreadsheets, scheduling software (mentioned above), and project tracking tools. They should also be able to open a PDF. Yes, really. The builder who skipped the permits? He ignored emails, wouldn’t open PDFs, and refused to use basic project management tools—none of which reflect a professional approach.

I may be venting about that one guy, but I’ve seen plenty of unorganized builders over the years. A builder who avoids technology is a builder who loses track of details—and that means problems for your project.

Demand Professionalism

Designers are here supplement the builder’s work, making the process smoother for everyone. But when builders are unorganized, we often have to pick up the slack. Knowing how to hire a builder who values organization and collaboration can make all the difference. If you demand a little professionalism, expect an organized process, and insist on a transparent budget and schedule, your project will be completed with fewer headaches. We’ve completed many new construction and large-scale home renovations and have trusted team members we’re more than happy to recommend.