Home improvements

Is my builder's quote too high?

There is no single correct price for building work, so a quote is best judged on whether the labour, materials, quantities and extras add up sensibly for the job described. If the total is well above what comparable specifications usually cost, and the quote does not explain why, that is worth questioning — not accusing. Ask for the breakdown first; many quotes that look high simply include work the homeowner had not accounted for.

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Why prices vary

Builders price from their own cost base: wages, vans, insurance, overheads and how busy they currently are. Two competent firms can legitimately differ by 20–30% on the same job.

Materials are bought at different trade discounts, and prices move with supply. The same tiles, timber or bricks can cost noticeably more through one merchant account than another.

Scope is rarely identical. One quote may include making good, decoration, waste removal and building control; another may quietly exclude all four.

Location matters. Labour rates in London and the South East are typically higher than in much of the North, Wales and Scotland.

Risk is priced in. Older properties, uncertain foundations, restricted access or a tight deadline all raise the contingency a builder builds into the number.

What affects the price

Labour days: How many trades, how many days each, and whether a labourer is included. This is usually the single largest line.
Specification: Standard vs premium fittings, finishes and materials can change a total by thousands without changing the work itself.
Quantities: Square metres, linear metres and unit counts. Check them against your own measurements.
Access and preparation: Narrow entries, upper floors, scaffolding, skips and protecting existing finishes all add real cost.
Structural or specialist work: Steels, underpinning, electrical certification and gas work involve qualified trades and sign-off.
Waste and disposal: Skip hire, tip charges and licensed disposal of certain materials.
VAT: A VAT-registered builder adds 20%. Confirm whether the headline figure includes it.
Programme: Urgent starts, weekend working and phased visits cost more than a single continuous run of work.

What a proper quote should include

The builder's trading name, address, contact details and VAT number if registered
A clear description of the work, room by room or stage by stage
Labour shown separately, ideally with days or a day rate
Materials listed with quantities and specification, not just 'materials'
Any provisional sums or allowances, clearly labelled as such
What is explicitly excluded: decoration, making good, fixtures, building control fees
Waste removal and skip costs
VAT treatment stated plainly
Payment stages, start date, expected duration and how variations will be priced
Guarantees, insurance and any relevant certification

Common warning signs

A single total with no breakdown at all
Large cash deposit requested before any materials are ordered
Pressure to sign today or a 'discount that expires'
No written scope, only a verbal description
VAT status unclear, or VAT added after you agreed a price
Vague allowances that could absorb any amount later
No company details, address or insurance evidence

How to compare quotes

Write the scope yourself first, then give every builder the same brief so the quotes are comparable.
Line the quotes up by section — labour, materials, waste, extras — rather than comparing headline totals.
Normalise VAT: compare all figures either including or excluding it.
List what each quote excludes, then add an honest allowance for those items before you compare.
Treat the cheapest and dearest with equal curiosity: ask each what the other may have missed.

When a higher price may be justified

The specification is genuinely better — thicker insulation, higher-grade materials, longer guarantee
The builder has allowed for structural uncertainty in an older property
Access is difficult, so labour hours and handling time are legitimately higher
Scaffolding, building control, structural calculations or certification are included
The programme is short, or the work must be phased around you living in the property

When a low price may be a warning sign

Key items are excluded and will reappear later as extras
Quantities look too small for the area you measured
No allowance for waste, making good or protection
Materials are specified vaguely, leaving room for a cheaper substitute
The figure depends on a large up-front payment before work starts

Example quote scenario

Illustrative example — single-storey rear extension, fictional figures

Quoted total (inc. VAT): £62,400
Labour (shown as 'build works'): £28,000
Materials (no quantities given): £21,000
Steels and structural: £6,400
Waste and skips: £1,600
Excluded: Decoration, flooring, building control fees

In this fictional example the total is not obviously wrong, but three things are worth asking about: materials with no quantities, labour with no day count, and three exclusions that a homeowner would still have to pay for. Clarifying those may move the comparable figure by several thousand pounds in either direction.

Frequently asked questions

How much variation between builders' quotes is normal in the UK?

A spread of 20–30% between competent firms quoting the same scope is common. Much wider gaps usually mean the builders have understood the job differently, so compare the scope before the price.

Should I always choose the cheapest builder's quote?

No. The lowest figure is only the best value if it covers the same work to the same standard. Check what each quote excludes and add those costs back before deciding.

Can a builder increase the price after I accept the quote?

A fixed-price quote should hold unless the scope changes or something unforeseen is discovered. Agree in writing how variations will be priced before work starts.

What can QuoteCheck tell me about my builder's quote?

QuoteCheck reviews the information in your quote and returns an independent second opinion: an estimated reasonable range, an item-by-item view, questions to ask and a suggested target price. It is an estimate based on the details you provide, not a guarantee or a valuation.

Already have a quote?

Upload it or enter the details yourself. Based on the information provided, QuoteCheck breaks down the costs and gives you an independent second opinion — an estimate, not a guarantee.

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