Devon homes are rarely straightforward. A granite cottage on the edge of Dartmoor, a cob-walled farmhouse near Crediton, a Victorian terrace in Exeter or a salt-battered bungalow on the north coast — each brings its own quirks, and each needs tradespeople who understand them. Finding someone reliable is less about luck than about knowing where to look, what to ask, and what to secure in writing before a single slate comes off the roof.

Start Where Devon Has Always Started: Word of Mouth

Village networks still do the heavy lifting here. Ask neighbours, the parish magazine noticeboard, the post office window and the local WhatsApp group. The best question is not “do you know a builder?” but “who did your work, and what were they like when something went wrong?” Anyone can be pleasant mid-job; the measure of a tradesperson is how they handle a snag.

If someone recommends a roofer, plasterer or electrician, ask to see the finished work. In a county this size, most customers are happy to show off a new porch or a re-laid patio. Be wary of recommendations from people who only ever saw the van.

Builders’ merchants are another quiet goldmine. The staff behind the counter at a timber or plumbing yard see who pays their bills on time, who orders sensibly and who is forever chasing a shortfall. A brief, friendly chat can be more useful than an hour of scrolling.

Where to Look Beyond the Village

Trade directories that check insurance and references are worth using, and so are local Facebook groups, but treat online reviews as a starting point rather than proof. Look at whether the tradesperson has completed jobs similar to yours, in similar properties, in the last couple of years.

Some work needs specialists rather than generalists:

• Period and listed properties: lime mortars, cob repair, thatch, traditional sash windows and stonework all need hands-on experience.
• Conservation areas and listed buildings: check whether listed building consent or conservation area permission is needed before anyone lifts a tool. Your local planning authority can confirm this in writing.
• Coastal properties: salt-laden air, driving rain and render failure are their own discipline, particularly in exposed spots along the north coast.

If your home is listed, ask whether the tradesperson has worked with conservation officers in your district before — it saves weeks of back-and-forth later.

Check Insurance, Registration and Identity Before You Commit

This is the step people skip, and it is the one that protects you. Ask for documents, not assurances:

• Public liability insurance: request the certificate, check the dates and the cover level. Anything from £1 million upwards is normal for domestic work; larger jobs often warrant £2 million or more.
• Employers’ liability insurance: legally required if they employ staff or use subcontractors. Ask to see it.
• Gas work: only ever use someone on the official gas registration scheme, and check the card or register yourself.
• Electrical work: confirm they are registered under a competent person scheme, so notifiable work is certified correctly.
• Waste carrier registration: essential if they are removing rubble, soil or old materials. Ask for a waste transfer note — fly-tipping in Devon lanes is a genuine problem, and the fine can land on you.

A logo on a van proves nothing. Verify the registration independently before work begins.

Ask for a Quote, Not an Estimate

A quote is a fixed price; an estimate is an educated guess. Ask for a written quote that separates labour and materials, and includes:

• the exact scope of work, and what is excluded;
• start date, working hours and expected completion;
• scaffolding, access, parking and waste removal arrangements;
• payment stages, deposit, and whether VAT is included;
• who arranges building regulations approval or any consent.

Get two or three quotes on a comparable specification. The cheapest is rarely the best value, and a suspiciously low figure often reappears later as a variation or a shortcut. Confirm everything by email, and ask for a simple written contract or schedule of works to be signed before anyone starts.

Devon Practicalities: Cob, Thatch, Weather and Narrow Lanes

Old Devon walls need to breathe. Cement render, modern sealants and plastic paints applied to cob or solid stone trap moisture and cause decay that costs far more to fix than to avoid. Ask what materials they plan to use and why, and be suspicious of anyone who dismisses the question.

Plan around the seasons. Seaside towns fill from Easter and holiday lets need to be ready for guests, so book external work for late autumn, winter and early spring where you can. Remember too that narrow lanes, weak bridges, low branches and village parking restrictions shape how a job runs. Agree early where the skip will sit, how deliveries will reach you and who speaks to the neighbours. If trees or hedgerows are involved, check for tree preservation orders and nesting season restrictions first.

Paying Sensibly and Fixing Problems Afterwards

Avoid large cash deposits. Pay in stages tied to milestones, and never pay the final balance before the work is finished and you are satisfied. Keep a written snagging list as you go, agree a retention on larger projects — often 2.5 to 5 per cent, released after an agreed period — and insist that guarantees and any insurance-backed warranties are given to you in writing.

If something goes wrong, raise it calmly and quickly, put your concerns in a dated message, and give the tradesperson a fair chance to put it right. Most do. If they will not, keep your photographs, correspondence and receipts, and seek advice through your local trading standards or consumer service. Finally, leave yourself a note of paint colours, materials and supplier details — future you, and the next owner of your Devon home, will be grateful.