How long do searches take? Use the wait to plan and cost your works
How long each conveyancing search usually takes, why some councils are slow, and an eight-step builder's plan for using the wait to prioritise, sequence and budget your works.
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Builder advice, written down
The questions buyers ask us every week, answered properly — by builders, not content writers.
Buying a house on your own? Who checks the survey with you?
Buying alone and stuck on a survey full of red 3s? A builder explains which common defects matter, what to ask the seller and when to renegotiate or walk away.
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What Are Preliminaries in a Builder's Quote? A Builder Explains
Preliminaries cover scaffolding, skips, welfare, insurance and supervision. What is normal on a UK home job, the red flags, and what to ask before you sign.
Why Are Builder Quotes So Different? (And How to Compare Them Fairly)
Three quotes, three very different prices? Why builder quotes vary so much, how to compare them like for like, and when the cheapest is a warning.
How Much Deposit Should You Pay a Builder? (UK, 2026)
A deposit of 5-10% is normal on UK home jobs. What to do if a builder wants 25%, 30% or 50%, and how to structure stage payments safely.
Quote or Estimate? Is a Builder's Quote Legally Binding?
Quote or estimate? When a builder's price becomes binding, how long it stays valid, and what to pin down before you accept. Practical guidance, not legal advice.
Can a Builder Charge More Than the Quote?
When a fixed quote should hold, when extras are fair, and what to do if the bill climbs mid-job. Practical guidance, not legal advice.
VAT on a Builder's Quote: Included, Excluded or Not Registered?
How to read VAT on a builder's quote, the £90,000 threshold, and how to compare a VAT-registered builder with one who is not. Different from the 5% empty-home rate.
Provisional Sums and PC Sums in a Builder's Quote, Explained
Provisional sums and PC sums are allowances, not fixed prices. How they differ, whether margin is included, and what to ask before you sign.
How Much Contingency Should You Hold for Building Work?
Hold about 10% of build cost, or 15% for pre-war and high-uncertainty jobs. Contingency is your reserve, not the builder's spending pot.
Schedule of Works: What It Is, and a Free Template for Homeowners
What a schedule of works is, why it makes builder quotes comparable, and a free CSV template you can download or print.
Day Rate or Fixed Price: Which Should You Agree With Your Builder?
When a fixed price protects you, when day rate is fair, and the hybrid approach that suits most real jobs. No invented day-rate figures.
New Cracks Appeared Over the Summer. Is It Subsidence?
Summer 2026 was the UK's warmest on record, and clay soils have shrunk. A builder explains how to tell a seasonal crack from subsidence, when it is safe to wait for winter, and what each outcome costs.
Moving Into Your First Home: The Checklist a Builder Would Write
Meter readings and the council are the easy part. This is the first-home checklist written from the building's point of view.
Condition Rating 3: What the Red Box in Your Survey Actually Means
The rating that makes buyers panic, explained by someone who prices the work. What Conditions Ratings 1, 2 and 3 commit a surveyor to, why your report has more 3s than you expected, and the three questions that sort the serious ones from the rest.
No Building Regulations Sign-Off: Indemnity Policy or Regularisation?
The finding where the seller's quick fix helps you least. What an indemnity policy actually covers, what regularisation really costs, and how to tell which situation you are in before you decide.
“Possible Asbestos-Containing Materials”: What It Means and What It Costs
It appears on most RICS surveys of anything built before 2000 and it is usually the least consequential line in the report. How to tell bonded from friable, what testing and removal cost, and when the right answer is to leave it alone.
“Further Investigation Is Recommended”: What Each One Costs and Which You Actually Need
The most common recommendation in a UK RICS survey, and the one nobody prices. Here are the eight investigations surveyors ask for, what each costs in 2026, what it settles, and which ones you can decline.
4 Things to Check Before You Choose a Contractor
Before you sign anything, run these four checks: Companies House, a face-to-face visit to a previous job, a capped deposit, and verified trade qualifications.
How Much Can You Negotiate Off a House Price After a RICS Survey? (UK 2026)
Your RICS survey lists the defects but never the cost — and the cost is the only number you can negotiate with. Here's what buyers realistically get off, how to build a costed schedule, and the exact wording to send the agent.
Is My Builder Ripping Me Off? How to Tell an Overcharge From a Missing Item
Most homeowners who feel overcharged were not overcharged — the quote was incomplete. How to tell a genuine rip-off from work that was never priced, what is usually missing, and how to raise it without wrecking the relationship.
Loft Conversion Process UK: The Complete Step-by-Step Guide (2026)
Most loft conversions run late for the same reason: things were done in the wrong order. Here's the correct sequence, from drawings and planning through to building control.
Air Bricks: What They Do and Why You Shouldn't Block Them
Air bricks look like spare holes in the wall, but on a house with a suspended timber floor they're doing an important job. Here's what they do, how they get blocked, and a five-minute check for yours.
How Much Does a New Roof Cost in the UK? (2026)
A re-roof quote swings wildly because it's priced by area, material and everything else that happens to be up on the scaffold at the same time. Here's what each part actually costs.
Bathroom Renovation Cost UK (2026): What a Realistic Budget Looks Like
"Bathroom renovation" covers everything from swapping a tap to building one from scratch in a bedroom. Here's what each scope actually costs, and which extras aren't worth skipping.
Does Subsidence Affect Your Home Insurance? UK Buyer Guide
One of the most common questions after a RICS survey mentions possible subsidence isn't "how much will it cost to fix" — it's "will I even be able to insure this house." Here's how it actually works.
What Does a Structural Engineer's Report Cost, and What's Actually In It?
"Get a structural engineer's report" is common advice after a RICS survey flags movement — but most people commissioning one for the first time don't know what they're paying for.
Follow the Water: What Your Gutters and Downpipes Are Telling You About the House
Before you spend thousands on damp treatment, look outside. Gutters, downpipes and drainage cause more damp in UK homes than rising damp does. Here's what a builder looks for, and what fixing it costs.
VAT on Renovating an Empty Home: The Reduced Rate Most Buyers Miss
Buying a property that's been empty for 2+ years? You may qualify for 5% VAT on renovation work instead of 20% — here's how it works and what to check.
Failed Cavity Wall Insulation: RICS Survey Findings and What It Costs to Fix
Damp patches and cold spots years after cavity wall insulation was installed usually mean it's failed. Here's what RICS surveys flag and what remedial work costs.
Stage Payments to Builders: How to Structure Them Safely
Paying a builder in one lump sum upfront is one of the most common ways homeowners lose money. Here's how to structure stage payments properly.
New Build Snagging Survey: What to Check Before You Move In
New doesn't mean defect-free. Here's what a snagging survey covers, when to book one, and what's reasonable to expect a developer to fix.
Party Wall Agreements Explained: What Buyers and Extension-Planners Need to Know
Building an extension or loft conversion near a shared boundary? Here's when you need a Party Wall Agreement, what it costs, and what happens if you skip it.
How to Check a Builder's Quote Before You Accept It
Three builders, three very different prices for what looks like the same job. Here's exactly what to check in a builder's quote before you accept it — and what the cheapest price is often hiding.
How Much Does a Loft Conversion Cost in the UK? (2026 Price Guide)
Rooflight, dormer, hip-to-gable or mansard — loft conversion costs vary hugely by type. Here's a realistic 2026 breakdown by conversion type, region and what's usually excluded.
Why You Should Get a Builder's Advice Before You Offer on a Property
Most buyers book a RICS survey after their offer is accepted — by which point they've lost their leverage. Here's why builder advice belongs before the offer, not after.
External Door and Threshold Issues: What RICS Surveys Flag and What They Cost
Sticking doors, worn thresholds and draughty frames are common RICS survey notes — here's what they actually mean and what fixing them costs.
How Much Does It Cost to Renovate a House? What Every First-Time Buyer Needs to Know Before They Make an Offer
Planning to buy a fixer-upper? Discover the real cost of renovating a house in the UK in 2026, from cosmetic refreshes to full structural renovations.
Single Glazing in a RICS Survey: Does It Actually Matter?
Single glazing gets flagged on almost every older RICS survey — but is it a real problem, or just a note? Here's how to weigh it up properly.
Rotten Window Frames: Repair or Replace? A Cost Guide
A RICS survey flags rotten window frames — but does that mean full replacement, or can they be repaired? Here's how to tell, and realistic costs either way.
Boiler and Gas Safety RICS Survey Findings: What to Check Before You Offer
A working boiler at a viewing doesn't tell you much about its age, efficiency or safety. Here's what to check on heating and gas safety before you offer.
Old Wiring Types: Rewire Needed or Just Old-Looking?
Not all old-looking wiring needs replacing immediately. Here's how to identify what type of wiring a property actually has, and what it means for cost and safety.
EICR Explained: What an Electrical Report Means for Your Purchase
An EICR uses codes (C1, C2, C3, FI) that sound cryptic but tell you exactly how urgent an electrical issue is. Here's how to read one before you buy.
Radon Gas in a RICS Survey: When It Matters and What to Do
Radon gas sounds alarming but is a normal, manageable consideration in parts of the UK. Here's what a radon finding on your RICS survey actually means.
Flood Risk and Flood Zones: How to Check Before You Offer
A property can look perfectly dry and still sit in a high flood risk zone. Here's how to check flood risk properly before you offer, and what it means for insurance.
Japanese Knotweed and Your Mortgage: What Buyers Actually Need to Know
Japanese knotweed can genuinely derail a mortgage application — but the risk depends heavily on distance and management, not just presence. Here's how it actually works.
Timber Treatment Guarantees: What They're Worth When You're Buying
The seller says the woodworm or damp was ‘treated with a guarantee’ — but is that guarantee actually worth anything to you as the new owner?
Wet Rot vs Dry Rot: What Your RICS Survey Found and What It Costs to Fix
Dry rot has a fearsome reputation and a fearsome price tag to match — but is that really what your RICS survey found? Here's how to tell wet rot and dry rot apart.
Woodworm in a RICS Survey Report: Active Infestation or Old Damage?
Your RICS survey mentions woodworm — but are the beetles still active, or are you looking at decades-old damage? Here's how to tell, and what treatment actually costs.
Underpinning Costs UK: When You Actually Need It (and When You Don't)
Underpinning is the most feared word in a RICS survey report — and one of the most over-recommended repairs. Here's when it's genuinely necessary and what it costs.
Bay Window Cracking: What It Means and What It Costs to Fix
Cracking around a bay window is one of the most common RICS survey findings on Victorian and Edwardian terraces. Here's why it happens and what repairs actually cost.
Cracks in Walls: Subsidence, Settlement or Thermal Movement?
Not every crack means subsidence. Here's how to tell subsidence, historic settlement and thermal movement apart — and why the difference changes everything.
Damp-Proofing Costs UK: What a Realistic Repair Bill Actually Looks Like
Damp survey quotes can range from £500 to over £10,000 for what sounds like the same problem. Here's what actually drives the cost and how to tell if a quote is fair.
Condensation and Black Mould: Causes, Fixes and What They Cost
Black mould in the corners, condensation on the windows — it's the most common damp problem in UK homes and usually the cheapest to fix. Here's how.
Rising Damp vs Penetrating Damp: How to Read Your RICS Survey's Damp Findings
Your RICS survey flags damp — but is it rising, penetrating, or condensation? The distinction changes the diagnosis, the fix and the cost. Here's how to tell them apart.
‘Roof Covering Is Aged’: What It Means in a RICS Survey and How to Cost It
Your RICS survey says the roof covering is ‘aged’ or ‘approaching the end of its serviceable life’ — how urgent is that really, and what should you budget?
Chimney Stack and Flashing Issues in a RICS Survey: What to Check and What It Costs
Chimney stack repointing and flashing failure are among the most common RICS survey findings on period homes. Here's what they mean and realistic repair costs.
Flat Roof RICS Survey Findings: What They Mean and What Repairs Cost
Your RICS survey flags the flat roof as ‘nearing the end of its serviceable life’ — what does that actually mean? A plain-English guide to flat roof survey findings and realistic repair costs.
Extension Costs UK 2026: Real Prices, Calculator & Scenarios
Extension costs UK 2026 — real per-m² prices by region, full worked scenarios for terraced, semi and detached homes, hidden extras and FAQs from working builders.
RICS Survey Explained: Levels 1, 2 & 3 and What to Do Next
Confused by RICS survey levels? This plain-English guide explains Level 1, 2, and 3 RICS surveys, what the colour ratings mean, and exactly what to do after you get your report.
Your RICS Survey Flagged Problems But No Costs. Here's How to Price Them.
A RICS survey tells you what is wrong and almost never what it costs. Here is how to turn a list of defects into a costed schedule you can act on, negotiate with, or walk away from.
Your RICS Survey Came Back. Here's What to Do, in Order.
The length of the list tells you how thorough the surveyor was, not how bad the house is. How to triage the findings, what the timeline to exchange really looks like, and when the right answer is to walk.
How to Check If a Builder Is Legit in the UK (2026 Guide)
Before you hand over thousands of pounds, here's how to verify a builder is legitimate, qualified, and trustworthy. A practical guide to protecting yourself from rogue traders.
Do I Need Planning Permission for a Loft Conversion? UK Guide 2026
Loft conversions are one of the most popular home improvements in the UK, but the planning rules can be confusing. Here's everything you need to know about permitted development, building regulations, and when you do need full planning permission.
How Much Does a House Extension Cost in 2026? A Complete UK Guide
With house prices high and moving costs eye-watering, more homeowners are choosing to extend. We break down real 2025 extension costs across the UK — from single storey rear extensions to basements.
Builder Quote Red Flags: 9 Warning Signs to Watch For Before You Sign
Not all builder quotes are created equal. Learn the warning signs that separate a fair, professional quote from one that could cost you thousands in hidden extras and poor workmanship.
Signs of Structural Problems Before Buying a House
Spotting a dream home is thrilling, but hidden structural issues can turn it into a nightmare. Learn the key warning signs to look for during property viewings to avoid costly surprises.
How Much Does a Kitchen Renovation Cost in London?
Planning a kitchen renovation in London? Discover the real costs, from budget makeovers to luxury transformations, with insights from a working builder with nearly 30 years on site.
What to Look for When Viewing a Property as a First-Time Buyer
Buying your first home is exhilarating but overwhelming. Learn what to inspect, questions to ask, and tips to avoid buyer's remorse with this systematic checklist from a working builder with nearly 30 years on site.
DIY Done Right: Essential Builders' Advice for Safe Home Projects
Master safe DIY with battle-tested insights from seasoned builders. Learn essential safety gear, planning tips, and when to call in the pros to keep your home projects on track.
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