You don t hear so many horror stories about cowboy builders these days. Is the problem going away

A.� Far from it. With the current property boom in full swing and more and more people moving there have rarely been richer pickings for the cowboys.

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Last year it was estimated that there were over 100,000 complaints made to the Office of Fair Trading or local authority Trading Standards officers about substandard workmanship. It is believed one in five householders have been victims of a cowboy at some time.

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A. As things stand anyone with a van and a ladder can set themselves up as a building contractor.

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Most reputable builders will belong to one of the self-regulating trade organisations such as the Federation of Master Builders or the National Register of Warranted Builders, but this is still no cast iron guarantee.

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There have been calls, including from inside the industry, for a compulsory registration scheme for all builders, just like, say, with doctors. But there is also plenty of opposition from the trade who are concerned it would involve being buried in paperwork.

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A.� Builders volunteer for the scheme and pay an annual fee based on their turnover. Those who sign up have to adhere to a code of conduct, have their work inspected regularly, sign a contract that includes start and finish dates and provide a warranty on work done.

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However, critics argue this still does go far enough. They point out that builders volunteer for the scheme, leaving the cowboys to carry on unchecked. Although hundreds of firms have come forward it is still a small minority of those touting for trade.

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They will be reputable firms and so are likely to have plenty of work, so the chances of getting them out at short notice are slim. Many people fall foul of the cowboys when they need something done quickly.

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A.� It is hard to beat a recommendation from a friend, relative or colleague, especially when you have had a chance to inspect what has been done for them first hand, but this doesn't help if you're new to the area or the builder in question is fully booked.

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If you're starting blind here's a checklist that will help you avoid being ripped off:

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• First write to the builder detailing what is wrong and how you want it put right.
• If that doesn't work take pictures of the disputed work and get an expert opinion to support your complaint.
• Get in touch with the firms trade organisation or seek help from your local Trading Standards or Citizens Advice Bureau.

Sometimes these matters end up in the Civil Court, but remember they only deal with claims of up to �3,000 and by the time legal fees have been paid you may find yourself even further out of pocket.