How to Choose a Contractor in Nepal: 12 Questions and 6 Red Flags

You can recover from a bad tile choice. Recovering from a bad contractor costs a year and lakhs. The thekedar you choose will handle most of your money, hire the crew that builds your walls, and set the honesty level of the entire project — which makes this the single most important decision of your build.

Most families choose on two inputs: a relative’s recommendation and the lowest quote. Both matter; neither is enough. Here is the fuller checklist.

The 12 questions to ask before signing

1. 1Which houses have you finished in the last two years? Then visit one — the finished product, not the photos.
2. 2Can I speak to two past clients? How settlement went is the question to ask them. Good contractors volunteer references; great ones have clients who volunteer praise.
3. 3How many sites are you running right now? A contractor on six sites gives yours one-sixth of an eye. Ask who will actually supervise daily.
4. 4Who buys materials — you or me? Both models work, but each needs different tracking. If they buy, insist on rate transparency per delivery.
5. 5What exactly does your rate include? Per-square-foot quotes hide their gaps in the fine print: does it cover services, finishing grade, water tank, compound wall?
6. 6How do you charge for design changes? Get the change process in writing before the first change, not during it.
7. 7What is the stage-wise payment schedule? Payments should follow the stages of the build, against completed work — never ahead of it.
8. 8Will you keep a daily site log I can see? The reaction to this question tells you a lot. Our daily log guide shows what to expect.
9. 9Which engineer signs off your structural work? A contractor who resists independent engineer inspection is answering a different question.
10. 10What happens if the build pauses? Rate validity, remobilization cost, material storage — decide it now, calmly.
11. 11Who is liable for site accidents? Insurance and safety practices are not luxuries; ask what happened on their last incident.
12. 12What guarantee do you give after handover? Cracks, seepage and electrical faults show up in the first monsoon. One year of defect liability is a reasonable ask.

Six red flags to walk away from

• A quote far below everyone else’s. The gap is not generosity; it will return as change orders, material downgrades, or a stalled site.
• Big advance before any work. Mobilization money is normal; 30% up front before the first brick is not.
• “No need for written agreement, we are like family.” The families that end up in disputes all heard this sentence.
• Vague answers about past projects. Specific pride is the mark of good work; vagueness is the mark of something else.
• Resistance to records. A contractor who bristles at shared ledgers, delivery logs or dated photos is telling you how the project will run.
• No engineer relationship. Structural work without professional oversight is a risk you carry for the life of the house.

Put the relationship on the record from day one

However good your contractor, the working relationship is only as strong as its records. Set up a shared GharNaksa project before the foundation is dug: the contractor logs materials, labor and daily progress; you (and your engineer, and your family abroad) see everything live; and settlement at each stage becomes a five-minute review of the ledger instead of a negotiation.