How Many Quotes Should I Get from Builders?

How many builder quotes you should get, what to include in your brief, and how to compare quotes fairly.

Getting the right number of quotes - and comparing them properly - is essential to finding a good builder at a fair price.

How Many Quotes?

The standard advice is to get 3 quotes. This gives you enough data points to understand the market rate without spending weeks managing the quoting process. For very large projects (above £100,000), consider getting 4-5 quotes.

Why Not Just Go with the Cheapest?

The cheapest quote is not always the best value. A significantly lower quote may mean:

The builder has misunderstood the scope of work
They plan to use cheaper materials than specified
They intend to add extras during the build ("while we're here, we noticed...")
They are less experienced and have underestimated the complexity
They are desperate for work, which may indicate quality or reliability issues

How to Brief Builders for Accurate Quotes

The key to getting comparable quotes is giving every builder the same information:

Detailed drawings - floor plans, elevations and sections from your architect or designer
Specification - what materials, finishes and fixtures you want
Scope of work - be clear about what is included (demolition, drainage, electrics, plastering, decoration?)
Site visit - arrange for each builder to visit the property
Timeline - when you want work to start and any deadlines

What to Look For When Comparing Quotes

Level of Detail

A good quote should be itemised, breaking down costs for each element of the work. A single-line quote of "extension - £60,000" makes it impossible to understand what you are paying for or to identify where savings might be made.

What's Included

Check whether each quote includes:

All materials and labour
Scaffolding and skip hire
Building control fees
Making good to existing areas disturbed by the work
Final clean
VAT (if applicable)

Provisional Sums and Allowances

Builders often include provisional sums for items that cannot be priced exactly at the quoting stage (e.g. drainage connections, groundwork). Check that these are realistic - a low provisional sum will become a cost overrun later.

Payment Terms

A fair payment schedule is tied to milestones:

Deposit (10-15% maximum) on signing the contract
Stage payments as work progresses (e.g. foundations complete, walls up, roof on, first fix, second fix)
Retention - hold back 5% for 3-6 months after completion to cover any snagging

Never pay a large sum upfront before work starts.

Quote vs Estimate

A quote is a fixed price for a defined scope of work - the builder is committed to that price
An estimate is an approximation that can change - it is not binding

Always ask for a quote, not an estimate, for the defined scope of work.

Putting It in a Contract

Once you have chosen a builder, put the agreement in a written contract. The JCT Homeowner Contract or FMB contract are widely used standard forms. The contract should cover scope, price, timeline, payment schedule, insurance, dispute resolution and how variations (changes) will be handled.