Ten questions. The answers tell you everything.

Do you carry out the works you recommend?

If the assessor also sells the remedy, every finding is a potential invoice.

Do you earn commission or referral fees from contractors?

Hidden payments mean the recommendation may not be purely about your building.

Will the same person who finds the problem also profit from fixing it?

That's the conflict at the heart of the industry. Name it out loud.

Are your assessors competent for this specific building type?

Generic competence isn't the same as the right competence for your building.

Is your report building-specific, or a template?

A template tells you what's generic, not what's actually true of your building.

Will you tell me when something doesn't need doing?

A provider with works to sell rarely says "leave it." An independent one will.

Can you show me where I stand across my whole portfolio?

Scattered reports aren't the same as a clear, scored, prioritised picture.

Who checks the contractor's work once it's done?

If nobody independent verifies it, you're trusting the seller's word.

Is the advice mine to keep, or tied to buying your services?

Independent advice shouldn't come with strings attached.

If the regulator asked tomorrow, could you show the evidence today?

Compliance you can't demonstrate, on demand, isn't really compliance.

Will you give me references from other clients in similar buildings?

A vague answer here usually means there aren't many to give. Real consultants point you to real clients.

What will I actually receive at the end of this?

If the deliverable isn't defined up front, you're agreeing to pay for an outcome you haven't seen.

Who personally will do the work, and who will sign it off?

Sold by senior, delivered by junior, signed by neither. Name the actual people and ask who's accountable.

What happens if you find problems mid-job that weren't anticipated?

The honest answer covers scope, cost and communication. The dishonest one is silence followed by a change order.

How will you communicate findings to me?

A report dumped in your inbox isn't communication. You want someone who'll explain what they found, why it matters, and what to do about it.

What happens if your findings contradict another assessor's?

An independent assessor will tell you why they disagree and back it with evidence. A rubber-stamper will agree with whoever paid last.