What should I ask a builder's references?

NAHB says to ask about all the pieces of the project — how well the builder followed through on the initial plans, and whether they met expectations on features, build, budget and timing. It calls one question the most telling: would they hire that builder again if they could do it all over?

What is a red flag when choosing a home builder?

NAHB names two directly. A builder who cannot provide the names and phone numbers of satisfied customers is a red flag and its advice is to walk away. And it says not to hire anyone who tells you a contract will not be necessary, because you are not protected when something goes wrong without one.

How do I check a builder's licence?

It depends on the state. Florida licenses residential contractors and building contractors under Chapter 489, so there is a number to ask for and a record to check. Texas abolished its residential construction regulator in 2009 and licenses only the specialty trades, so in Texas the insurance verification and the reference calls carry the weight instead.

How do I find a good custom home builder?

Published August 22, 2026

NAHB's own consumer guidance is to shop for the builder as carefully as for the house: build a list, tour their work, check licence and insurance, and call references.

NAHB publishes a consumer checklist for this and it is the right place to start, because it is the builders' own trade body telling buyers what to demand. Its first step is to build a list — contact your local home builders' association for builders working in your area, and read the real estate section of your local paper to see who is active, what they are building and at what prices. It then says to ask local real estate agents, and to ask friends and relatives about builders they have dealt with directly.

Source: NAHB

This page is general information, not professional advice, and it is not legal advice. Contracts, prices and licensing rules differ by state and by builder, and the only terms that bind anyone are the ones in the document you sign.

What NAHB says to check, in its own order

Tour new homes whenever you can. NAHB says home shows, open houses and model homes are the opportunity, and to inspect the quality of construction materials, cabinetry, carpeting, trimwork and paint while you are there.
Ask questions about craftsmanship on the spot. Its line is that what seems like an insignificant question might yield a meaningful answer, and that a professional builder should be able to answer thoroughly.
Look for a reputable business. NAHB's markers are best practices, clear contracts, insurance and warranties, and a builder who will explain the construction process and building schedule to the buyer.
Ask about contracts, pricing and payment schedules. NAHB says a qualified builder provides a written estimate and a detailed contract before work begins, spelling out what will and will not be performed and providing a payment schedule.
Ask for the business licence and for proof of workers' compensation and liability insurance. NAHB calls these critical to protecting you from liability for job site injuries or property damage.
Ask about experience and longevity. Its reasoning is that longevity suggests financial stability, which matters because you want the builder still there to service warranties after the job is done.
Ask for references and contact them. NAHB says any high-quality builder should be ready to provide names and phone numbers, and that if they cannot, consider it a red flag and walk away.

NAHB's own most telling question to a past client: would they hire that builder again if they could do it all over?

There is one line in NAHB's checklist worth repeating on its own, because it is the cheapest protection on the list and the one people skip when they are in a hurry. It says you are not protected when something goes wrong if you do not have a contract, and not to hire anyone who tells you a contract will not be necessary.

Source: NAHB

The licence check is not the same in every state

NAHB says to ask for a copy of the business licence. What that gets you depends entirely on where you are building. Chapter 489 of the Florida Statutes defines a residential contractor as one limited to one-family, two-family or three-family residences not exceeding two habitable stories above no more than one uninhabitable story, and a building contractor as one limited to commercial buildings and residential buildings not exceeding three stories — both licensed categories, both with a number to ask for and a record to check.

Source: Florida Legislature

Texas is the other case, and it changes what the check even means. The Texas Sunset Advisory Commission's own record shows the state's residential construction regulator was abolished and its enabling Act expired in 2009, with no replacement agency created. Electricians, plumbers and air conditioning contractors are still licensed by the state through their own boards, so those licence numbers exist and are searchable. The person coordinating the whole build is not licensed by the state, and some cities require a local contractor registration to pull permits while others do not. In practice that means the reference calls and the insurance verification carry more weight in Texas, because there is no board standing behind the general contractor.

The state-by-state detail on that, with the statutes: what Florida and Texas actually require.

What HomeGuide adds to the list

HomeGuide's own guidance overlaps with NAHB's and adds a few practical steps: determine your total budget up front and list your must-have features, research builders who specialise in the style you want, meet at least three to discuss size, style and features, visit model homes or recent projects to assess workmanship, confirm the builder is licensed and insured, request references and contact previous clients, and get a detailed written contract specifying materials, labor costs and timeline. It also publishes a list of questions to put to a builder before signing — how many homes they have built in the past five years, whether permits and inspection fees are included in the bid, how changes and upgrades are handled, how often you can visit the site, and what warranty they offer.

Source: HomeGuide

What we can add that the checklists cannot

We measure which builders AI assistants name when homeowners ask, which is now a real part of how people build a shortlist. In our run across 12 metros in Texas and Florida and 4 homeowner question variants, 698 checks produced a company name 150 times — about 21.5%. That is a low naming rate, and the practical reading is that asking an assistant will more often get you a checklist than a name. When a name does come back, it is worth knowing which ones repeat.

Source: our own benchmark methodology

The names that came back in our run, by metro. Nobody can pay to be on these lists, and nobody can pay to move up one.

Not your city? See every metro we measure.

Questions people ask next

How many builders should I get quotes from?: HomeGuide says to meet with at least three builders to discuss your preferred home size, style and features, and to get a detailed written contract specifying materials, labor costs and timeline. NAHB's guidance is to build a list first, from your local home builders' association and from people who have used a builder directly.
What should I ask a builder's references?: NAHB says to ask about all the pieces of the project — how well the builder followed through on the initial plans, and whether they met expectations on features, build, budget and timing. It calls one question the most telling: would they hire that builder again if they could do it all over?
What is a red flag when choosing a home builder?: NAHB names two directly. A builder who cannot provide the names and phone numbers of satisfied customers is a red flag and its advice is to walk away. And it says not to hire anyone who tells you a contract will not be necessary, because you are not protected when something goes wrong without one.
How do I check a builder's licence?: It depends on the state. Florida licenses residential contractors and building contractors under Chapter 489, so there is a number to ask for and a record to check. Texas abolished its residential construction regulator in 2009 and licenses only the specialty trades, so in Texas the insurance verification and the reference calls carry the weight instead.

Written for homeowners by Most Recommended Custom Home Builders, which measures which custom home builders AI assistants actually recommend in 12 U.S. metros. Nobody can pay to be on those lists. How we measure.