Why Your Builder’s Quote Is Wrong – and What to Check

Understanding Builder Quotes and Protecting Your Budget

Getting a quote for a building project is an exciting step but also one of the most misunderstood. We’ve seen it time and time again.
A quote looks simple, even affordable at first glance… then halfway through the build, the budget balloons, unexpected costs creep in, and frustration sets in.

So what’s going wrong?

I believe transparency is everything. In this blog, I will break down why many builder quotes are misleading or incomplete, what you should always check, and how to protect your budget before you even break ground.

1. The ‘Too Good to Be True’ Quote

If a quote seems significantly cheaper than others, there’s usually a reason. And it’s rarely a good one.

Common tactics include:

• Missing detail (e.g. vague “bathroom install” with no spec)

• No provisional sums or contingency

• Lowball pricing to win the job, with the intention to charge extras later

A builder may leave out key items to appear cheaper, only to add them as “variations” or “unforeseen extras” mid-build.

What to check:
✔ Is the quote fully itemised with every trade and material listed?
✔ Does it include VAT, prelims, site setup, project management and contingency?
✔ Are PC sums (provisional costs) realistic for your finishes?

 

2. Scope Gaps — The Hidden Budget Bomb

Even the best builders can underquote if the scope of work isn’t properly defined. If you’re unsure exactly what’s included, there’s a high chance something crucial is missing.

Example scope gaps:

• No allowance for external drainage

• Unclear if the kitchen or flooring is included

• Missing decorating or landscaping

• Structural elements not costed until engineering plans arrive

What to check:
✔ Has the builder walked the site or reviewed detailed drawings?
✔ Does the quote list everything you’ve asked for?
✔ Is there an assumptions section explaining what’s not included?

 

3. Materials & Spec — Are You Comparing Like-for-Like?

Two quotes might both say “bathroom install,” but one may allow £4,000 for fixtures, the other just £1,200. That’s not a fair comparison and could be the cause of big price gaps.

What to check:
✔ Are PC Sums (e.g. for kitchens, tiles, sanitaryware) in line with your expectations?
✔ Are materials brand-named or generic?
✔ Is the builder supplying them, or do you need to?

Ask the builder for a spec sheet or allowance schedule. The more transparent the numbers, the better you can compare.

 

4. Labour, Overheads & Profit — Are They Broken Down?

Reputable builders include labour, overheads, and profit in every quote. If your quote skips this breakdown, there’s a risk that costs will be added later, or worse, quality will be sacrificed to make the project profitable.

What to check:
✔ Are overheads & profit percentages shown?
✔ Are labour rates consistent with market prices?
✔ Has the builder explained how many people will be on-site?

If it’s not clear who’s doing what, for how long, and at what cost, the numbers probably don’t stack up.

5. Prelims & Site Setup, Often Overlooked, Always Needed

Preliminaries (prelims) are the essential, non-negotiable costs that come with running a site, fencing, toilets, skips, welfare, H&S, site meetings, and management.

What to check:
✔ Are prelims included, or will they be billed separately?
✔ Is there a clear start-to-finish site setup plan?
✔ Who’s covering insurance, scaffolding, and temporary services?

If it’s not in the quote, it’ll likely be on your invoice later.

 

6. Programme Assumptions: Is the Timeline Realistic?

Quotes often assume an ideal build schedule without factoring in potential weather delays, material lead times, or access constraints. A 12-week quote on paper might turn into 20 in reality.

What to check:
✔ Has the builder included a realistic build programme?
✔ Are lead times for key materials (windows, steels) factored in?
✔ What’s the clause for delays and extensions of time?

 

7. Terms, Variations & Payment Structure

Even a great quote can fall apart with unclear contract terms. Before signing, understand how variations are handled, when payments are due, and what triggers each stage.

What to check:
✔ Is there a written agreement or JCT contract?
✔ Are payments linked to clear milestones, not just dates?
✔ Are variation costs and approvals clearly defined?

 

Final Thoughts: What a Great Quote Looks Like

A builder’s quote should be:

• Clear

• Itemised

• Transparent

• Realistic

• Based on drawings, site visits, and honest conversations

We offer detailed, transparent quoting that sets expectations right from day one. No fluff. No tricks. Just the truth, backed by experience.

If you’re planning a project and want to compare a current quote or learn more about how we price our work, get in touch. We’re here to make your build predictable, professional, and profitable.

Ryan Malee
Managing Director

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