What to ask a potential builder (big refurb, listed)

[MissusPongo]

I'm meeting a potential builder tomorrow for a big refurb project of a listed building. The architect will be there too so I'm hoping they can cover the technical stuff. Just wondered if there is anything obvious I should be asking? I'm planning to ask about their previous experience on this sort of project, timings and availability, what they do in house and what they would use contractors for. Am sure I am missing loads though.

Thank you.

Public liability insurance?

are they giving you a quote or an estimate.

how often do they need paid and in what instalments.

where will they store their equipment.

will they bring a portaloo.

will they manage electricians and plumbers

Depending on the age of the building I would ask about what specialist skills they have for example repairing lime plastering, lath and plaster ceilings, coving repair, what they know about damp in old buildings. If they mention that they can use the renovation plaster from Travis Perkins for plastering then they probably don't have much experience. If they mention Mike Wye and are talking about using breathable paints then they probably do. We have had a couple of people come to quote and the ones who start with "we have worked on national trust properties" are usually quite a bit more expensive than those who haven't.

I am sure you already know this he@nce the architect but don't forget that you are directly liable (financially and legally) for any "damage" so make sure that all the changes you are doing are ok with listed buildings people i.e. no unauthorised changes to the fabric of the building or the curtilage. Like for like replacements are fine. We had to get permission for our double glazing and for changing the colour of the front door!

• Who will lead the checking/management of any listed building requirements e.g. using specific 'approved' materials/ matching brick types etc
• will you get a chance to pre-approve specific things like doors/window frames (builders will use whatever is cheapest!)
• estimate or quote - materials are going up in price rapidly due to inflation/ Ukraine war etc.
• Who is responsible for which elements (architect/ builder will blame each other when something goes wrong)
• Who is assuming the role of ultimate project manager?
• Ways of working e.g. will the builder check in with you each morning and give you a run through of the plan for the day etc

Whatever they say add 50% to time and budget. They are unlikely to give a fixed price on a major renovation of a listed house - bound to be issues not visible now.
Who will project manage the project?
Have you got a conservation officer on board? Listed building consent? Are you living in or renting elsewhere? I'd advise living out, but for how long? A caravan in situ will be miserable in winter so how hardy are you? If works over run schedule is there a penalty? Will you be able to extend your lease if renting?
How does the builder propose to handle inevitable price increases in material prices? Shortages?