Quote or Quicksand? A Homeowner's Reality Check Before Signing

A good builder's quote should feel slightly boring. It should list what is included, what is not, who is doing the work, how long it will take and when you pay. A fantasy quote often feels exciting. It is cheap, it is quick, and it comes with a lot of confident nodding. That is exactly when homeowners should slow down.

The aim here is not to turn you into an armchair quantity surveyor. You do not need to price up joists and plasterboard by the sheet. You just need to ask seven sensible questions and score the answers. If the quote cannot survive that, it is not ready for your signature.

Why the cheapest quote often costs the most

A low number is not a plan. It is a number. If the quote leaves out waste removal, building regulations fees, temporary kitchen costs or making good after electrics, the number is not really the price. It is the entry fee to a series of awkward conversations.

JDP's straight-talking view is simple: compare the scope, not just the total. A quote that is 15 per cent higher but properly detailed may be far better value than a one-page estimate with a smiley face at the bottom.

The seven questions, with a score for each

Give each answer a score from 1 to 3. A 3 means clear, written and specific. A 2 means partly there but vague. A 1 means missing, evasive or verbal only.

1. What is definitely excluded?

Ask for the exclusions in writing. A fair quote says what it does not cover: decoration, flooring, kitchen supply, scaffolding beyond a set period, asbestos removal, structural calculations, building control fees, waste disposal. A fantasy quote says everything is included and then discovers exclusions later.

Score 3 for a clear exclusions list. Score 1 for phrases like 'all works as discussed' with no detail.

2. How does the payment schedule work?

Payments should follow progress, not hope. A sensible schedule links money to milestones: deposit, first fix, plastering, kitchen installation, completion. Be wary of large sums upfront, cash-only requests or pressure to pay before paperwork.

Score 3 for a written schedule with modest deposit and retention. Score 1 for a big upfront payment and no contract.

3. Who is doing the work, and are they insured?

Ask for the builder's public liability insurance and, where relevant, employer's liability insurance. Ask who will actually be on site. Are electricians and gas engineers properly registered? Are subcontractors named? A fair quote can answer this without a treasure hunt.

Score 3 for certificates and named trades. Score 1 for 'we will sort all that out' or a refusal to put it in writing.

4. What is the programme, and who updates it?

A programme is not a promise that nothing will go wrong. It is a plan you can track. Ask for a start date, key stages and a realistic completion window. Ask what happens if materials are delayed or the scope changes.

Score 3 for a simple written programme with dependencies. Score 1 for 'we will be in and out in no time' with no dates.

5. How do you handle snagging and retention?

Snagging is normal. Pretending it will not happen is not. A fair quote sets out how defects are recorded, how quickly they are fixed and whether a retention is held back until completion. A fantasy quote treats snagging as an insult.

Score 3 for a written snagging process and retention terms. Score 1 for 'you can just call us' and no process.

6. What contract and change process are we using?

Even a small refurbishment deserves a written contract. It should cover scope, price, payment, variations, insurance, dispute resolution and completion. The change process matters too. If you add a window or move a radiator, how is that priced and approved?

Score 3 for a proper contract and a written variation process. Score 1 for a handshake and a WhatsApp message.

7. What allowances and provisional sums are in the quote?

Allowances for tiles, kitchens, sanitaryware or flooring can be set unrealistically low to make the total look better. Provisional sums for unknown work should be explained, not buried. Ask what happens if you spend more than the allowance.

Score 3 for realistic allowances and clear provisional sums. Score 1 for suspiciously low numbers with no explanation.

How to use the score

Add up your seven scores. The maximum is 21.

• 18 to 21: You have a quote worth discussing properly. Check the contract and compare like for like.
• 13 to 17: There are gaps. Ask for written answers before you go further.
• Below 13: Treat it as a warning, not a bargain. Either the builder is inexperienced, the quote is incomplete or both.

The score is not a substitute for judgement. It is a way to stop a friendly chat and a low number from doing all the persuading.

The red flags that do not need a score

Cash only with no receipt. No business address. No insurance. Pressure to sign today. A deposit that feels more like a ransom. A quote with no exclusions, no programme and no contract. A builder who cannot explain who is doing the electrics. Any of these should make you pause, even if the price is attractive.

Your next move

Ask for an itemised quote. Ask for the exclusions in writing. Ask for insurance and a contract. Then compare two or three quotes on the same scope, not on the headline total. If a builder cannot answer these questions before you sign, they will not answer them more clearly once your kitchen is in boxes in the hallway.

A fair quote is not the one that makes you feel clever for saving money today. It is the one that still makes sense when the plaster is drying and the final invoice lands.