Builders quotes what to expect or ask

[Wonderwalk]

Hi, we’re having our first builder over soon to quote for our extension. Is there any words of wisdom as what to ask or expect? I’m hoping they’ll provide a general breakdown of the cost, is that the case or do they just say x amount. What level of detail would you expect as minimum. It’s been hard enough to get builders to quote so don’t want to ask too much in terms of initial quotes but want some level of detail. I guess I don’t know what to expect.

Just to add it’s a single storey extension to create a kitchen diner so not a massive job and want a quote just up to plaster. Will get the kitchen fitted separately as we have family in that trade.

Are you expecting them to sort the electrics and plumbing? I guess you could ask for a fairly general price, though £2000/m2 is a good guesstimate for a shell. But when it gets down to doing the final contract I'd want very specific costings. I mean down to the last light switch.

Have you got the furniture layout done already so they know where plumbing and electrics needs to be. Will help them quote if they know the end layout.

We know where the plumbing will go and a general layout of the kitchen. Haven’t decided on electrics probably to second fix

So would you only ask for a breakdown once you knew you were going to appoint them or should I ask for one in the first instance

Worth getting a timeframe written into the contract too

you need to specify very thoroughly what you want.

Otherwise one builder will quote for something different to another.

Which is better value when the price is for something different?

You can get a rough estimate easily, but a quote has to say exactly what is to be delivered. You are the best person to decide what you want, but it will need hard work.

For the estimate a detailed outlined to present to each builder so you can compare like for like.

Once you've agreed & accepted an estimate make sure you have a detailed agreement of exactly what they are doing and including/excluding, a timeframe for works and agreement of staged payment with final payment on completion.

We got three building quotes

One was an email with the amount. That was it 🙄

The other two were detailed quotes , several pages long detailing every cost . We questioned a few of the details , asked a lot of questions and then made our decision .

We are one month in to building work , 2 more months to go 😀

Having a timeframe written into a contract for construction work is pointless, both statute and case law leads to it not ever being enforced and the standard contracts (probably JCT small works) for a project of this size are so deliberately vague as to reasons to justify extensions of time

I’d want a pretty detailed quote and wouldn’t trust a quote that just said materials £x Labour £x set up/facilities £x total £y it’s too vague and too easy for them to slap extras on.

Thanks we’ve had our first builder around, he was a bit general on site. As it’s a single storey basic extension I thought it would be quite straight forward but he was making out like it could be a complicated job and suggested we might want to get full building plans, I was hoping they could do it on a building notice. The company are the go to company in the area and seem very experienced. I wonder how long it will take him to provide a quote.

We are hoping to have a single story extension built and have found that builders are reluctant to quote without architect drawings. We have been told that this is due to the shortage of materials in the construction sector and supply and demand is having a knock on effect on the prices. I think builders are being much more selective than they used to be and are only giving quotes to people who have planning permission/building regs in place and who are ready to procede.

In my area I would expect

A high chance of not showing up
A high chance of those who show not quoting
If they do quote then v expensive means they don't want the job

V frustrating.
Can you ask around for recommendations?
Look for the things up outside on other houses having work to get number and try them

Make sure you and they are very clear on expectations, what the quote includes.

Some quotes are detailed some are back of a fag packet. FYI.

Good luck!

@Wonderwalk

Thanks we’ve had our first builder around, he was a bit general on site. As it’s a single storey basic extension I thought it would be quite straight forward but he was making out like it could be a complicated job and suggested we might want to get full building plans, I was hoping they could do it on a building notice. The company are the go to company in the area and seem very experienced. I wonder how long it will take him to provide a quote.

Sounds like he doesn't want the job.

Our local go to quoted a huge price. Didn't want it that means.

Not heard of having to have plans etc for quote.

For initial quote that should say.

I went with a quote which wasn't broken down in sufficient detail. I am now in dispute with the builder over the final payment (having given him the boot due to huge delays). Lessons learned.

@PigletJohn is very correct. We didn't even both as we knew builders even 4 years ago were reluctant to visit without at least some plans...if they did it was just relationship building and a rough idea.

We had the full plans and building regs drawings which is what you need, plus a very detailed specification attached to them. Ie it even had the model number of the roof light as we wanted Velux...if you don't specify they will possibly order the cheapest. Our spec had every single light and number of them, sockets...do you want plastic or metal? It ran to pages and pages.

Even then, some builders didn't quote to the spec. Took DH a month to work through and check exactly what was quoted for...for some reason one builder quoted without doors...given we wanted 5m sliders it was rather important.

However, the builder we got was fabulous..and the extension is every thing we wanted. Four years in im sat in it now looking out with the sliders wide open on the garden

We’ve got architectural plans just not building control plans as maybe I wrongly thought it would be a waste of money given it’s just a single storey extension and knock through, no moving of services or anything. I will see what other builders say but it’s difficult getting anyone out to look at it at the moment.

Our preferred builder told us earlier this year to calculate £1.5k per square metre plus glass plus kitchen and downstairs toilet fittings. Single storey extension in the NW. I expect the cost has gone up since then.

No point getting a quote without building regs plans as the cost is so variable depending on the spec. It won't give you anything to rely on. We are having plans drawn up currently along with a very detailed spec just like another poster. That way we will know that each quote can properly be compared.

You have to have plans from a structural engineer - they are the ones who work out what size supports you need.

@Livingintheclouds I will get a structural engineer to do the calcs for the beam but I was hoping for the work to be done on a building notice instead of full plans as it’s a relatively straight forward job.