The difference between a build that finishes and one that stalls usually traces back to questions that were never asked. Before you hire any builder in Sri Lanka, sit across the table and ask these ten — and treat a vague answer to any of them as your cue to keep looking.

1. Are you a registered (Pvt) Ltd company, and how long have you operated?

Registration creates legal accountability; longevity proves it. A company that has operated continuously for two decades has survived market cycles that eliminated unreliable operators. Verify the registration — don't just take the answer.

2. Will you provide a fixed-price, itemized BOQ before we sign?

The Bill of Quantities is your protection against 'estimate creep.' Every material, rate, and quantity in writing, fixed. If the answer is anything but an unqualified yes, keep looking.

3. How are payments structured?

The only safe answer: staged payments tied to verified physical milestones, never large advances. Money should follow completed work.

4. Do you hold a retention until completion?

A retention (5% is standard) held until handover keeps the builder motivated through the finishing stage — where careless firms disappear. A builder who refuses retention is telling you how they finish projects.

5. What warranty do you provide, in writing?

Ask for the exact document. Real One Holdings provides a 25-year structural warranty plus 3 years of complimentary maintenance on every project; whatever builder you choose, get their coverage in writing before signing.

6. Who does your structural engineering, and will you soil-test my land?

Foundations designed without soil data are guesswork. The builder should name their engineering partners and include soil testing in the process as standard.

7. How can I monitor progress?

Good builders offer transparency: scheduled site visits, progress documentation, or live CCTV access. If you live overseas, this is non-negotiable — you must be able to verify work before releasing each payment.

8. Who manages approvals?

Local authority approvals, and utility connections involve real lead time. Confirm whether the builder handles them, and whether that work is inside the quoted price.

9. What happens if I request changes mid-build?

The answer should be a defined change process: priced in writing, agreed before execution. 'We'll sort it out later' is how budgets die.

10. Can I visit a current site and a completed project?

Marketing photos are easy; a live site shows real workmanship — masonry lines, joinery, tiling, site discipline. A confident builder will arrange both visits without hesitation.

For the full evaluation framework — including the red flags that predict abandoned builds — read our companion guide on how to choose a construction company in Sri Lanka.

Ask us all ten.Real One Holdings answers every one of these questions in writing, in your contract. Building across Sri Lanka since 2003.