How Much Deposit Should You Pay a Builder? (UK, 2026)
A builder has sent a quote you like, and now they're asking for a deposit before they start. How much is normal? When should you push back? And what do you do if they want half the money up front?
This is the point where a lot of jobs go wrong. Not because deposits are wrong in themselves, but because paying too much before any work is done shifts all the risk onto you. Here's what I'd expect on a UK home job in 2026, and how to structure the rest of the payments safely.
Quick answer
- A deposit of 5-10% is normal, or nothing at all.
- Established builders have credit accounts with merchants. They do not need your money to buy materials to start.
- Above 10%, ask why. Above 25% before materials arrive on site is the upper end Citizens Advice often cites, and I'd treat it as a hard stop unless there is a clear, written reason (for example, bespoke windows that have to be paid for at the factory).
- The rest of the money should follow finished stages of work you can see, not dates in a diary.
- Hold a 5% retention until snagging is done.
If your builder is asking for more than 10%, send the quote and the payment schedule over. For £59 I'll check the terms before you pay. Review my builder's quote, £59
Is it normal for a builder to ask for a deposit?
Yes, often. A small deposit on signing reserves your slot and covers early costs such as drawings already priced in, skip licences or the first materials order. It is also a signal that you're serious.
What is not normal is a large slice of the whole job paid before anyone is on site. Citizens Advice warns against large upfront payments and suggests agreeing stage payments tied to work completed (Citizens Advice). The Federation of Master Builders and most trade schemes make the same point: pay for progress, not promises.
How much deposit should you pay a builder?
My guidance for domestic work:
| Job size | Typical deposit | Notes |
|---|---|---|
| Small job (bathroom, kitchen fit, single-room works) | Nil to 10% | Often nothing if materials are on account |
| Mid-size (extension, loft, major refurb) | 5-10% | Most common band |
| Large / complex | 5-10% | Bigger jobs need clearer stage payments, not a bigger deposit |
I'd rather see nil and clear stage payments than a 20% deposit "because that's how we work".
What about 25%, 30% or 50%?
- Around 25%: the upper end often cited in consumer advice. Only agree if there is a written reason (long-lead bespoke items you have chosen, paid direct to the manufacturer where possible).
- 30% or more before start: a major warning sign. It is the single most common feature of domestic jobs that go wrong.
- 50% or full payment upfront: walk away, or insist the money goes into a proper escrow or pays the merchant directly for materials you can see ordered in your name.
If materials genuinely need paying for early, offer to pay the merchant directly. Established builders are used to this. A builder who refuses and still wants a huge deposit is raising money for their cash flow, not for your job.
What a fair payment schedule looks like
After the deposit, payments should follow stages you can stand and look at. A typical structure for an extension or major refurb is:
- Deposit on signing (5-10%, or nil)
- Foundations complete and inspected by building control
- Walls up to damp-proof course / structure rising
- Roof on and watertight
- First fix complete (electrics, plumbing, carpentry carcassing)
- Plastering / dry lining complete
- Practical completion, minus a 5% retention
- Retention released 3-6 months later once snagging is finished
The exact stages change with the job (a bathroom won't have a roof stage). What matters is that each payment is for finished work, not "week 4" or "when the tiles arrive".
For a full walkthrough, see stage payments to builders.
Red flags in the deposit and payment terms
Push back, in writing, if you see any of these:
- Deposit above 10% with no clear reason
- Deposit above 25% before materials are on site
- "I need the money to buy materials" when they won't let you pay the merchant
- Payments by calendar date rather than completed stages
- No retention held at the end
- Pressure to pay cash (no receipt, no trail, no warranty worth having)
- Asking for the next stage payment before the last stage is finished
- A company with little or no trading history asking for a large deposit
Builder asking for more than 10%? Send the quote and the payment terms over. For £59 I'll read up to three quotes for one job and tell you whether the deposit and stages protect you. Review my builder's quote, £59
How to push back without losing a good builder
Most good builders will adjust if you ask calmly and in writing. Try:
"I'm happy to go ahead. I'd like to keep the deposit at 10% (or less), with the rest tied to finished stages, and a 5% retention until snagging is done. If any materials need paying early, I'm happy to pay the merchant directly. Does that work for you?"
A professional will either agree or explain, in writing, why a particular item needs a different arrangement. Vague pushback, or a threat to withdraw the price unless you pay more upfront, is useful information.
Protecting the money you've paid
- Get a written contract (JCT Home Owner or FMB domestic are both short and plain English).
- Pay by bank transfer to the company named on the quote, never to a personal account that doesn't match.
- Keep every invoice and receipt.
- Check Companies House for the company age and any pattern of dissolved predecessors before you pay anything (how to check if a builder is legit).
- Ask to see public liability (and employers' liability) certificates and check the expiry dates.
- Don't pay for the next stage until you've walked the last one.
The short version
Pay a small deposit (5-10%, or nothing), then pay for finished work. Hold a retention until snagging is done. Treat anything much above 10% as something to question, and anything at or above 25% before materials arrive as a reason to stop and rethink. If the payment terms feel wrong, they probably are.
Not sure about the deposit on your quote?
I've been a builder for nearly 30 years. For £59, send me up to three quotes for one job. I'll tell you whether the deposit and stage payments look fair, what's missing from the scope, and what to ask before you pay a penny. Written review and a call within 24 hours. I never quote for the work and take no referral fees.
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Use the free deposit and payment schedule checker on the numbers in your quote.
Frequently asked questions
How much deposit should I pay a builder?
A deposit of 5-10% is normal, or nothing at all. Established builders have credit accounts with merchants and do not need a large upfront payment to start. The rest should follow finished stages of work, with a retention held until snagging is done.
Is it normal for a builder to ask for a deposit?
Yes, a small deposit on signing is common. What is not normal is a large percentage of the whole job paid before anyone is on site. Ask for payments tied to completed stages instead.
What if my builder wants a 50% deposit?
Treat it as a major warning sign. Do not pay. Offer a smaller deposit (5-10%) and stage payments, or offer to pay the merchant directly for materials. If they refuse without a clear written reason, look elsewhere.
Is a 25% deposit too much?
It is at the upper end often cited in consumer advice. Only agree if there is a clear written reason, such as bespoke materials paid direct to a manufacturer. Otherwise keep the deposit at 5-10%.
Should stage payments follow dates or finished work?
Finished work. Payments should follow milestones you can see and, where relevant, that building control has inspected. Payments by calendar date are a red flag.
What retention should I hold back?
A 5% retention until snagging is finished is standard on a major job, often released three to six months after practical completion.
Work it out yourself
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