Can I trust a builders quote?

You think doing a renovation is tough. Deciding who to work with is even tougher. It determines how well the project will go. Yet most of us just focus on the lowest price – and cross our fingers.

Can I trust the quote the builder gives me?

Not really. Best to do your homework and be prepared. Some builders include the unexpected in their calculations, which is the sensible way to go. But that means their quote will be more expensive, so you may not give them a second thought.

Remember - at the outset builders are in selling mode. They want to get your work, so they try to give you the price you want. This may mean:

• Going for the easy options on design

• Quoting for the cheapest materials

• Assuming it’s all going to go according to plan

I’ve never heard of a renovation or a build that has gone entirely to plan. It just never happens. So if you go for the cheapest quote, put aside some money for the unexpected because you’re going to need it.

Do your homework

The more effort you make during the planning phase, the better the outcome will be. I know it’s not so exciting. but hang in there – you won’t regret it.

Study any quote you get very carefully and consider what's not included. The fewer surprises you get the better.

One of the areas that could be problematic is the materials you want to use. They make the difference between overheating in summer or being cool and comfy and having walls that drip with condensation or staying dry and clean. More about that here

What the builder won’t think to tell you

Some items the builder takes for granted so they don’t think to mention them. For example:

Who pays for the skip: skips cost a lot of money, especially if you’re doing a big build and need new ones on a regular basis. You pay for each one delivered and it's usually for a particular time frame. You’re talking approx. £125 per skip and you also pay for a permit.

I learned this the hard way. We used a small builder who left us to pay for the extras as needed. So I handed over money each time a new skip was needed. It certainly makes you focus on what goes in it! Especially when the builder wants to put in something from another job or their own home. If they’re paying the bill, fair enough. If you’re paying, you need to decide how magnanimous you’re willing to be.

Scaffolding: this can be pretty substantial so easy to leave off if trying to bring in a low number. You pay for scaffolding to be put up, not how long it stays there. But it’s a labour intensive job, so it’s the cost of a few men working for a day or two.

Check if this is included. If your builder is detailed and thorough, it will be in there. If they want to cut the cost down, it may come as a surprise later on.

Then there’s Insurance: I’ve been through four massive renovations and no one ever told me about this.

Depending on the size of the project, you may find that your standard household contents insurance doesn’t cover you for damages. You’ll need to contact your insurer, tell them what you’re planning and find out how you can cover yourself.

Also check what insurance the builder has. And whether it covers your property or just themselves and their workers.

Help is at hand!

I wrote a whole chapter on cost in What the Builder Won’t Tell You because its so important. More problems occur because of money than anything else. So if you want to be on the front foot, get your copy and do that homework.

Finding a builder who’ll work out real time costs means you know where you stand  and that makes the project significantly less alarming. Of course that doesn’t mean you can’t go for the cheaper quote (we’ve generally done that) just know that it won’t end there.