FOR most people, having building work done on their home is a stressful experience and it is made 10 times worse if the chosen builder turns out to be incompetent or unreliable.

The Royal Institution of Chartered Surveyors (RICS) has published a leaflet of top tips to help minimise the risk when choosing a builder.

You and Your Builder recommends considering taking on a chartered surveyor or architect to manage larger jobs such as loft conversions and extensions.

He or she will not only deal with design, planning permission and the building regulations, but can also help find a contractor and ensure the work is completed satisfactorily.

For smaller jobs that do not warrant professional advice, following these guidelines will go a long way towards providing protection against employing rogue builders:

* Do shop around for the right builder. Get at least two quotes and obtain references for the firms you are considering. Ask to see examples of their work.

* Do find out as much as possible about the builder, including what experience he has; how and when he will expect payments to be made and whether he will accept a penalty clause for failure to complete work on time.

* Do use a builder who is a member of a trade association and check his credentials by contacting the organisation concerned.

* Do get written specifications and quotes before work starts.

* Do use a written contract and agree a completion date.

* Do look out for the Quality Mark - a nationwide government-backed scheme aiming to provide householders with a reliable source of professional tradesmen.

* Don’t automatically accept the cheapest quote - shoddy workmanship can cost more in the long term.

* Don’t pay cash on the promise of a cheap deal and never pay for work in advance.

* Don’t do business with anyone who knocks on your door saying they are working in your area and have noticed a few things that need doing to your property.

RICS South East Region Director, Trevor Hines, said: “Unfortunately we have all heard horror stories of cowboy builders, with extensions left half built and small jobs taking months to complete. The problem has become so big that the Office of Fair Trading gets more than 100,000 complaints every year about building work.

“Following the guidelines in our leaflet should help to cut the risks to a minimum and assist in the search for a reliable and competent builder.”

To find a chartered surveyor in your area, or for a copy of You and Your Builder, contact the RICS Contact Centre by email at contactrics@rics.org or telephone 0870 333 1600.