When planning a domestic build project, it's vital to consider key finishes and design choices that will impact your budget. Unless specified, whole elements and many details are often excluded from build estimates, leading to unexpected costs. Here are important aspects to account for:
1. Flooring Choices
- Options: Engineered wood, laminate, carpet, ceramic tiles, luxury vinyl (LVT), or traditional hardwood.
- Impact: Material and installation costs can vary. Engineered wood and tiles are popular in the UK for their durability and style.
- Exclusion to watch out for: Floor preparation (screeding or underlay), fitting costs, and skirting board installation.
2. Wall Finishes
- Options: Emulsion paint, wallpaper, plaster, tiles (particularly in kitchens and bathrooms), or feature walls.
- Impact: The cost of decorative plastering (like Venetian plaster) or premium wallpaper can add up.
- Exclusion: Wall preparation (e.g., re-plastering), paint primers, or specific finishes like anti-mould or fire-resistant paints unless specified.
3. Kitchen and Bathroom Fixtures
- Options: Standard or custom cabinetry, quartz, granite, or laminate worktops, and high-quality UK-made sinks and taps.
- Impact: Bespoke designs or premium brands can quickly increase costs.
- Exclusion: Appliance fitting (such as dishwashers or cookers) and custom splashback installation.
4. Windows and Doors
- Options: Timber, aluminium, or UPVC frames, double or triple glazing for energy efficiency, and bi-fold or French doors.
- Impact: In the UK, energy efficiency (e.g., A-rated windows) is key, and can affect costs.
5. Lighting Fixtures
- Options: LED downlights, pendant lighting, chandeliers, and energy-efficient bulbs.
- Impact: UK homes often use recessed lighting and dimmer switches, but smart lighting can add an extra expense.
- Exclusion: Rewiring, electrical certification (required under UK regulations), and smart home integration.
6. Heating and Cooling Systems
- Options: Radiators, underfloor heating, heat pumps, and smart thermostats (e.g., Hive or Nest).
- Impact: With the UK’s focus on energy efficiency, choosing heat pumps or underfloor heating can affect both upfront and ongoing costs.
7. Exterior Cladding
- Options: Brickwork, render, stone cladding, or timber.
- Impact: The UK favours brick and render for weather resistance, but render maintenance (like re-painting) may be an ongoing cost.
8. Landscaping
- Options: Paving, gravel paths, turf, decking (timber or composite), fencing, and garden lighting.
- Impact: Gardens are a key feature in homes, so high-quality materials and design (like porcelain paving) can increase costs.
- Exclusion: Excavation, garden drainage, or outdoor power supply installation.
9. Built-In Storage and Joinery
- Options: Fitted wardrobes, alcove shelving, under-stair storage, or bespoke joinery.
- Impact: Bespoke joinery from UK craftsmen adds value but can be costly.
- Exclusion: Installation fees, finishing details (like internal lighting), and hardware (handles and hinges).
10. Smart Home Integration
- Options: Smart heating systems (e.g., Hive, Nest), integrated security systems, and automated lighting.
- Impact: UK homes are increasingly adopting smart tech, but fully integrated systems add to both the hardware and installation costs.
- Exclusion: Extra electrical points, rewiring, and app connectivity support.
Frequently Overlooked Exclusions
- Specific Waste disposal: Skips for construction waste are provided, however, disposal of hazardous materials needs to be specified (e.g., asbestos).
- Utilities: Temporary power and water supplies during construction, or upgrades to existing services (like gas or electric meter relocation).
- Permits and fees: Planning permission, building control approvals, and other regulatory fees.
- Delays and contingency: Extra time and costs due to weather delays or unforeseen structural issues.
- Insurance: Builders' insurance and site insurance (especially for self-build projects).
- Site access: Temporary access roads, fencing, or barriers, and parking permits in urban areas.
By accounting for these finishes and anticipating project-specific exclusions, you can avoid underestimating the true cost and prevent unexpected surprises during the build process.
By Kevin Knox