15 questions to ask any home builder in Bangalore before you sign

Most people ask a builder about rates, timelines and past projects, and get answers that sound the same from everyone. These fifteen go after the things that separate one builder from another. Ask them in the same order, take notes, and ask for the answers to go into the contract.

Price and scope

• 1. What exactly does the per sq.ft rate include, and what does it leave out? A good answer is a written specification and an exclusions list, handed over without being asked twice. Be wary of “everything standard”.
• 2. How do you calculate built-up area? You want a floor-wise sheet that says whether balconies, staircases and terraces are counted. Two builders can quote different areas for the same drawing.
• 3. Is GST in the rate? The answer should be a plain yes or no, in writing.
• 4. What happens to the price if I change something after signing? A good builder gives you the cost and the time impact in writing before the work starts.
• 5. Which costs are mine regardless of the rate? Plan sanction fees and utility deposits are common ones. Ask for the full list so nothing turns up at handover.

Money

• 6. How do payments work, and what triggers each one? Payments should follow completed stages that you can see. Payments that follow calendar dates are a warning.
• 7. How big is the advance, and what does it cover? A small advance against design or booking is normal. A large sum before any work has begun deserves a second look.

Quality

• 8. Which brands and grades of steel and cement will go into my house? Names and grades are a good answer. “Branded” and “ISI” on their own are not.
• 9. How is concrete tested? The usual answer is cube tests at a lab, with the reports shared with you. Ask to see a sample report.
• 10. Who checks the work, and how often? A named person, a visit schedule and a checklist. “Our engineer comes regularly” is not a schedule.
• 11. Can I visit the site any day? The answer should be yes, with a little notice for safety.

Time

• 12. What does the contract say about the timeline, and what happens if you miss it? Look for dates by stage and a penalty clause with a formula. “Approximately” with no consequence is the answer to worry about.
• 13. How many projects are you running right now, and who will be on mine? An honest number and a named site engineer. A builder stretched across too many sites will not say so unless you ask.

After handover

• 14. What is guaranteed, for how long, and where is it written? Structure, waterproofing and finishes usually carry different terms, with exclusions. “Lifetime” is not a term.
• 15. Can I speak to two clients whose houses you finished at least a year ago? A confident builder offers phone numbers and a house you can walk through. A year matters, because that is when the cracks and the damp show up.

How to read the answers

Listen to how an answer is given as much as to what it says. A builder who has finished a lot of houses has a story for every one of these. A change of subject, or “we will discuss that later”, tells you something too.

Put the answers in a grid, one column per builder, and compare them the way we describe in how to compare house construction quotes. If you are still deciding how to build at all, read turnkey, contractor or labour contract first. And treat our answers the same way: ask us all fifteen, and ask for them in the contract. Our packages page and rate card are the place to start.