How to Check a Builder’s Quote

What a Good Quote Should Include

A builder’s quote is the basis of your contract, so it needs to be clear about what you are paying for. A good quote will:

• be itemised by element or trade, not a single lump sum;
• refer to the drawing numbers and specification it is based on;
• list exclusions and assumptions, such as kitchens, decoration, landscaping or building control fees;
• show any provisional sums (allowances for work that can’t yet be priced) and prime cost sums (allowances for items you will choose);
• state whether VAT is included and what the payment stages are;
• give a start date, programme and how long the price is valid.

Red Flags to Watch For

• A single figure with no breakdown. You can’t see what is included, and changes will be hard to value.
• Large provisional sums. These are estimates within the estimate. If a big part of the work is provisional, the final cost could be very different.
• Vague descriptions. “Supply and fit windows” doesn’t tell you the type, size or quality.
• Missing items. Compare the quote against your drawings. Steelwork, drainage, making good and electrical work are common omissions.
• A price far below the others. It may mean the builder has missed something, which often returns later as extras.
• Large upfront payments. Payments should follow progress on site.

How to Compare Quotes Like for Like

Quotes are only comparable if they price the same scope. The simplest way to achieve that is to give every builder the same document to price, such as a schedule of works or a Bill of Quantities. If you already have quotes in different formats, line them up by element (groundworks, structure, roof, windows and so on) and note where one builder has included something the others haven’t.

An independent estimate gives you a benchmark to measure every quote against. Our clients use our detailed breakdowns to compare builder quotes line by line rather than just looking at a bottom-line figure — and in more than one case, to spot gaps in a contractor’s pricing before signing.

Getting a Professional Review

If the numbers are large or the quotes are hard to compare, a qualified Quantity Surveyor can review them for you. Our Quotation & Tender Review service starts from £100 + VAT. We check the quote against your drawings, flag missing items and unusual rates, and tell you where the price looks high or low. If you don’t yet have an independent figure, a planning drawing estimate starts from £95 + VAT.

For repair and insurance work, a remedial works estimate gives you an itemised figure to set against a contractor’s reinstatement quote.

Questions to Ask Your Builder

• Which drawings and which revision is the quote based on?
• What exactly is excluded, and who is responsible for those items?
• How were the provisional sums calculated, and how will they be adjusted?
• Is building control, skip hire and scaffolding included?
• Who will be on site day to day, and which trades are subcontracted?
• How will changes be priced and agreed before the work is done?
• How long is the price valid, and when could you start?

Check the Payment Terms

Look at how and when the builder expects to be paid. Payments should follow progress on site, with each stage clearly defined. On larger jobs, payments are usually based on interim valuations of the work completed. Agree how changes will be valued — ideally using rates from the quote — so that variations don’t become a source of dispute. Our guide to dealing with variations explains how this works in practice.

Before You Sign

Once you have chosen a builder, make sure the agreed quote, drawings and specification are attached to a written contract. Our guide to JCT contracts explains the options, including the JCT Homeowner contracts written for domestic work. If you’d like help, send us the quotes and drawings and we’ll give you a fixed-price quotation for a review.