Before you compare house builder quotes
If you are building your own house, compare builder quotes only after the same floor area, finish level and inclusions are written down. Check scope, provisional sums, payment timing, exclusions and who supplies materials before you pick the lowest total. This checklist is for a dwelling you will live in, not a plant or office block.
Is this checklist for your project?
It is for a house you commission as owner: a new build on your plot, a major extension, or a whole-house renovation. It is not for apartment flats, developer off-plan units, factories, logistics halls, retail fit-out or office blocks. Those jobs use different contracts, different risk and different people signing them.
Do all quotes describe the same house?
- Same gross floor area in m² (or ft²) on every quote
- Same number of storeys and roof type
- Same finish level, shell, standard or high spec called out in writing
- Same kitchen and bathroom count, not "allow one" on one quote and two on another
- Pool, garage, landscaping and driveway either on all quotes or marked excluded on all
What scope lines must line up before you compare totals?
| Check on every quote | Why mismatches mislead |
|---|---|
| Preliminaries and site setup | One builder includes the hut and skips; another bills it later |
| Foundation and structure | Steep sites and poor ground belong here, not hidden in "extras" |
| Roof and external envelope | Windows, cladding and insulation change the total fast |
| Services, electrical, plumbing, heating | "First fix only" vs complete install |
| Finishes, kitchen, bathrooms | Supply-and-fit vs owner-supplied varies by tens of percent |
| External works and drainage | Often dropped to win the headline figure |
What should you ask about money and timing?
- Payment tied to build stages you can see, not calendar months alone
- Deposits before work starts: what they cover and whether they are refundable
- Provisional sums: which items stay provisional and who sets the final price
- VAT or sales tax: included or added on top
- Who buys windows, kitchen, tiles and major plant
- Variation process: written quote before extra work starts
- Retention or holdback at practical completion, if any
What exclusions often explain a cheap headline price?
Assumptions about ground conditions, access, utilities to the plot, planning conditions, owner-supplied items, and "builder's standard" finishes. Two quotes for "the same house" can differ by a third when one assumes you supply the kitchen and the other does not. Read exclusions on each quote, not only the bottom line.
What should be on your list before you choose a builder?
- 01Write down floor area, storeys, finish level and what is owner-supplied.
- 02Collect two or three quotes from builders who work on houses like yours in your area.
- 03Run each file through the usual headings check, missing sections are questions, not decisions.
- 04Put quotes in a table so lines sit side by side.
- 05Mark payment stages and provisional sums on each.
- 06Ask each builder to confirm exclusions in writing.
- 07Only then compare totals, or order a paid reading for structure and cost per m².
When is the lowest quote not the one to pick?
When scope is thinner, provisional sums are larger, payment is front-loaded, or exclusions push cost to after signing. On a house you will live in for years, the comparable quote is the one with the same inclusions, not necessarily the smallest number on page one.
Questions on this
Is this a formal tender process?
No. It is a practical list for an owner comparing a few house builders, not procurement rules for a commercial contract.
Do I need exactly three quotes?
No rule. Two comparable quotes already show whether scope diverged; three helps when spec is still moving.
Can I use this for an apartment renovation?
No. This product line is for houses you build or renovate as owner, not flats in a shared building.
What about a small commercial building on my land?
Out of scope. The checklist assumes a dwelling, not a shop, workshop or office block.
What do I do after the checklist?
Turn each PDF into a table, check headings, or pay for a reading that lists structure and cost per area on the file you prefer.
Will this tell me which builder to hire?
No. It helps you compare like with like. A paid reading adds structure; a coordinator comment adds a person's note, not a hire recommendation.