Whatever is not written into the scope of work, or marked as a provisional sum, is not in the price. That is the real answer to what is not included in a builder's quote: there is no fixed list, so the quote itself has to tell you. Items such as professional fees, scaffolding, skips, making good, decorating, utility work and VAT are often left out, but each builder decides differently.
This guide gives UK homeowners a practical checklist of common builder quote exclusions, shows how to read the wording, and sets out a simple grid for comparing quotes. It is a general guide, not legal or financial advice.
What is not included in a builder's quote: the short answer
A quote is a description of work plus a price. If something is not described, you cannot assume it is covered. The total matters, but the exclusions section (or the lack of one) matters just as much.
The items most often left out or handled separately are:
- Professional and statutory fees, such as building control, structural engineer and planning
- Site costs, including scaffolding, skips and protection of floors and furniture
- Making good and decorating after the work
- Finishes and fittings, such as flooring, tiles, kitchen units or bathroom suites
- Connections and upgrades to electrics, drainage or other utilities
- VAT
- Problems found once work starts, such as rot, poor wiring or unexpected ground conditions
None of these is excluded as a rule. Some builders include them, some list them as exclusions and some leave them unmentioned. The unmentioned ones cause the most trouble, because nobody has agreed who pays.
Why quotes for the same job leave different things out
Two builders can look at the same project and price different jobs. They are working from different assumptions, and the quote only shows the result.
Three things drive most of the differences:
- How developed the drawings are. With a full set of drawings and a specification, builders price the same thing. With a sketch and a conversation, each fills the gaps their own way.
- What finishes have been chosen. If you have not picked tiles, taps or flooring, one builder may allow a basic figure, another a mid-range one and a third nothing at all.
- Who covers site costs. Scaffolding, skips, welfare facilities, protection and clearing up can sit inside a price or be left for you to arrange.
This is why a lower total can simply be a shorter scope. If one quote is well below the rest, the first thing to check is what it leaves out, not whether the builder is cheaper. Our guide to a quote that is much cheaper than the others goes through what to look for.
Items commonly not included in a builder's quote
The groups below are items commonly listed as exclusions. Treat them as prompts to check, not as a rule about what builders do. Your quote may cover some of them, and your job may involve others not listed here.
Professional and statutory fees
- Building control. Application and inspection fees may be paid by you directly, or the builder may arrange and charge for them.
- Structural engineer. Calculations and drawings for beams or openings are often a separate appointment.
- Party wall surveyor. If your work affects a shared wall or boundary, surveyor costs can arise. These are rarely in a builder's price.
- Planning and architectural fees. Drawings, applications and any planning conditions are frequently outside the builder's scope.
Site costs
- Scaffolding. Needed for many roof, chimney, window and extension jobs. Check whether it is included, and for how long it stays up.
- Skips and waste removal. Some quotes include a set number of skips, others exclude waste altogether.
- Muck-away. Taking excavated soil off site is a distinct cost on groundwork.
- Protection and clearing. Floor covering, dust screens and a final clean may or may not be priced.
- Temporary arrangements. Portable toilets, temporary kitchens or storage are sometimes assumed to be your responsibility.
Finishes and fittings
- Decorating. Many quotes stop at plaster or primer. Painting, wallpapering and final filling may be left to you.
- Making good. Repairing plaster, brickwork, paving or garden areas disturbed by the work is a common gap.
- Flooring and tiling. Materials, labour or both may be excluded.
- Kitchen units, appliances and bathroom suites. These are often "client to supply" or covered by an allowance.
Services and utilities
- Electrical work. New circuits, consumer unit upgrades and certification may be outside the main price, or priced by a separate electrician.
- Drainage and plumbing connections. Moving or connecting to drains, or extending pipework, can be listed separately.
- Utility upgrades. Changes to gas, water or electricity supply usually involve the utility company and its own charges.
VAT
Some quotes show prices with VAT, some without, and some do not say. Whether VAT applies, and at what rate, depends on the work and the builder's circumstances, so ask for the position in writing. For rules on a specific job, check gov.uk or ask an accountant.
Hidden or unforeseen problems
Builders cannot see inside walls, under floors or beneath the ground. Quotes often say that unforeseen conditions, such as rot, asbestos, poor structure or old drainage, will be charged as extras if found. This is not a hidden extra in itself, but you need to know how it will be handled (more on that in the contingency section below).
Excluded, provisional or included? How to read the wording
Every line in a quote falls into one of three groups. The wording tells you which.
| Status | What it means for you | Typical wording |
|---|---|---|
| Included | Covered by the quoted price | "Supply and fit", "including", "as per specification" |
| Excluded | Not in the price; you pay separately or arrange it | "By others", "client to supply", "not included", "excluding" |
| Provisional | Included at an estimated figure that can move | "Provisional sum", "PC sum", "allowance", "subject to survey" |
Some phrases deserve a closer look:
- "By others" means someone other than the builder is responsible. That is usually you, so find out who and at what cost.
- "Client to supply" means you buy the item. Ask about lead times, delivery and whether the builder's price includes fitting it.
- "Subject to survey" means the price may change once something is inspected. Ask what is being surveyed, when, and what could alter the figure.
- "Allowance" is a budget figure inside the price. If your actual choice costs more, you pay the difference.
The key difference is this. An exclusion means you pay for the item separately. A provisional sum means a figure is in the price but can go up or down once the real cost is known. Both can change your final spend, but in different ways. Our guide to provisional sums in builder quotes explains how to assess them and what to ask for.
If a line is vague, ask for it to be rewritten as a clear inclusion, a clear exclusion or a provisional sum with a stated figure and what it covers.
Exclusions vs contingency: what to budget on top
Exclusions and contingency are not the same thing, and mixing them up leads to budget gaps.
- Excluded items are known costs outside the builder's price. You can find out roughly what they will be and add them to your budget now.
- Contingency is money set aside for genuine surprises, such as hidden damage found once walls are opened.
The Federation of Master Builders (FMB) advises setting aside an additional 10% of the total project cost as a contingency fund. It suggests a higher figure, 15% or more, for older homes or projects with structural alterations, because hidden issues are more likely once work begins.
The FMB also says the fund should cover genuine unexpected issues, not optional upgrades. If you spend contingency on nicer tiles or an extra socket, there is less left for a surprise that cannot be avoided.
In practice, build your budget in layers: the builder's price, then the realistic cost of every exclusion, then contingency on top. If exclusions are left out of the calculation, they quietly eat the contingency before work has begun.
How to compare quotes with exclusions side by side
A comparison grid is the simplest way to see what each quote actually covers. It takes a little time, but it shows gaps that totals hide.
1. List every item of work and every cost area down the left side. Start with the list above, then add items from your own scope. 2. Give each quote a column. Do the same for every builder. 3. Mark each line as "included", "excluded" or "provisional". Where the quote is silent, write "not mentioned". That is a question, not an answer. 4. Note the figures for provisional sums and allowances, and what they are meant to cover. 5. Add a realistic cost for each gap. Use estimates from other quotes, supplier prices or a direct question to the builder. The aim is a like-for-like total for each quote, not a precise forecast. 6. Compare the adjusted totals, then look at the remaining differences in specification, programme and payment terms.
A simple layout might look like this:
| Item | Builder A | Builder B | Builder C |
|---|---|---|---|
| Scaffolding | Included | Excluded | Not mentioned |
| Skips and waste | Included | Included | Provisional |
| Building control fee | Excluded | Excluded | Included |
| Decorating | Excluded | Included | Excluded |
| VAT | Not mentioned | Included | Excluded |
Doing this by hand across several long quotes is slow, which is where a tool can help. ScopeCheck compares 2 to 5 quotes line by line, so you can see what is included, what is missing and where prices really differ. There is a free preview for 2 quotes. For the full method, read how to compare builder quotes, or compare your quotes line by line on ScopeCheck.
What is not included in the quote? Questions to ask your builder before you accept
Send these before you accept, and ask for the answers in writing, by email if nothing else. A short reply is far easier to rely on later than a conversation.
1. Who pays for building control fees and inspections, and who arranges them? 2. Is a structural engineer needed, and is their fee in your price? 3. Are scaffolding, skips and waste removal included, and for how long or how many? 4. Does the price include protecting floors and furniture, and a final clean? 5. Who is responsible for making good and decorating after the work? 6. Which materials and fittings am I supplying, and which are you supplying? 7. Which items are provisional sums or allowances, and what does each one cover? 8. Is VAT included in this price? If not, what will it be added to? 9. What happens if you find something unexpected, and how and when will I be told about extra costs? 10. Will any change to the price be agreed in writing before the extra work is done?
Citizens Advice describes a quote, also called a quotation or fixed estimate, as a promise to do work at an agreed price. That is why it is worth making sure the written quote and your emails say exactly what the price covers. If a price rises later, it also says that if a trader cannot give a good reason for raising the price, you can tell them you will only pay what was quoted. Our guide on what to do if a builder charges more than the quote covers this in more detail.
ScopeCheck compares quotation wording. It does not give legal advice, so for a dispute over your rights or a contract term, use Citizens Advice or a qualified legal professional.
Frequently asked questions
What is not usually included in a builder's quote?
There is no standard list, but fees (building control, engineers, planning), scaffolding, skips, decorating, flooring, utility connections and VAT are commonly excluded or left unclear. Check each quote line by line.
Should a builder's quote include VAT, skips and scaffolding?
It depends on the builder and the job, so do not assume. Ask for each to be stated clearly as included or excluded, and confirm the VAT position in writing.
Is a builder allowed to charge extra for things not in the quote?
Where something was genuinely outside the agreed scope, a builder may ask for more, but it should be explained and agreed first. Citizens Advice says you can tell a trader you will only pay what was quoted if they cannot give a good reason for the rise. This is general information, not legal advice.
Are building control and structural engineer fees included in a builder's quote?
Sometimes, but they are often listed as exclusions or paid directly by the homeowner. Ask who arranges and pays for each, and get the answer in writing.
How do I find out what a quote has left out?
Read the scope and exclusions section, mark each cost area as included, excluded or provisional, and question anything not mentioned. Our guide on how to compare builder quotes shows the method step by step.
Next step: check the gaps before you choose
Once you know what is not included in a builder's quote, comparing quotes becomes much more reliable. Mark every gap, ask the questions above and add a realistic cost for each exclusion before you decide. ScopeCheck is independent and does not take money from tradespeople, so it can help you compare your quotes line by line and compare the work, not just the price.