How Much Does a Builder Cost in the UK? (2026 Prices Guide)

In 2026 a general builder or skilled tradesperson typically charges £150–£250 per day, and a labourer £100–£150 per day. Specialist trades like electricians and plumbers sit at the higher end (£200–£300/day). Rates are 20–40% higher in London and the South East. Day rates usually cover labour only — materials, scaffold, plant and skips are extra.

It depends entirely on the job. Small repairs and odd jobs run £800–£3,000, a single-room refurbishment £4,500–£12,000, a single-storey extension £28,000–£45,000+ (roughly £2,000–£3,000 per m²), and a whole-house renovation £40,000–£120,000+. Most builders give a fixed price for the whole job rather than charging by the day.

A fair 2026 day rate for a skilled general builder is £150–£250, and £100–£150 for a labourer, before adding materials and site costs. In London and the South East, add 20–40%. Very low day rates can be a red flag — check the builder is insured, accredited (FMB or TrustMark) and reviewed before choosing on price alone.

Builders use three models. A fixed-price quote is one agreed price for a defined scope — the safest option for homeowners because the builder carries the overrun risk. A day rate charges per day of labour and suits small or undefined jobs. Cost-plus charges the actual cost of materials and labour plus a margin (typically 10–20%) and suits large, evolving projects with an honest builder and clear records.

A structural knock-through including an RSJ (steel beam) typically costs £1,800–£4,000. The beam itself is around £1,000–£2,500, with the rest covering propping, fitting, and making good the plasterwork. You’ll also need a structural engineer’s calculation (£250–£500 for a single beam) and building-control sign-off, which are usually separate.

A single-storey extension typically costs £28,000–£45,000+ for the build, or roughly £2,000–£3,000 per square metre, with London significantly higher. A two-storey extension runs £45,000–£80,000+ but is often better value per m². Fit-out (kitchen, bathroom, flooring) and design, planning and structural fees are usually extra. See our house extension cost guide for a full breakdown.

A builder whose turnover exceeds £90,000 a year must be VAT-registered and charge 20% VAT on top of the price. Smaller sole traders below the threshold don’t have to charge VAT. Some works qualify for a reduced rate — 0% on eligible new builds, or 5% on certain conversions and homes empty for two years or more. Always ask whether a quote includes or excludes VAT.

A good quote should itemise labour, materials to an agreed specification, plant hire, scaffold, waste removal/skips and making good (plastering and tidying). It normally excludes architect fees, planning fees, structural engineer’s calculations, party wall costs and building-control fees. Get it in writing and check every quote covers the same scope before comparing prices — a cheaper quote is often just missing items.

Never pay a large sum upfront. A small deposit to secure materials can be reasonable, but the bulk of the money should be paid in stages against completed milestones — foundations, wall plate, roof, first fix and so on. A trustworthy builder will happily work to staged payments, and many contracts also hold back a retention of 2.5–5% until any snags are fixed.

A provisional sum is an allowance in the quote for work that isn’t fully specified yet (such as unknown foundation depth) — it’s adjusted to the real cost once known. A prime cost sum is a budget for items you’ll choose later, like tiles or a kitchen. A contingency is a buffer of around 10–15% of the project cost for the unexpected, which is essential on older properties.

Builder costs in London and the South East typically run 20–40% above the national average, driven by higher labour rates and demand. So a £150–£250 national day rate becomes roughly £200–£320, and a single-storey extension that costs £28,000–£45,000 nationally can be £40,000–£70,000+ in London. The North, Wales, Scotland and Northern Ireland tend to sit at or below the national average.

Look for membership of the Federation of Master Builders (FMB) or a TrustMark-registered business, both of which vet members. Check independent reviews, ask to see public liability insurance and recent references, insist on a written contract (such as a JCT Home Owner agreement), and pay in stages against completed work. Every builder we connect you with through BestBuilders is vetted, but always cross-check accreditation and insurance yourself before signing.

A whole-house renovation typically costs £40,000–£120,000+, depending on size and specification. A light refurbishment (redecorating, some new fittings) runs around £1,000–£1,500 per m², while a full refurbishment (rewiring, replumbing, new kitchen and bathrooms, structural changes) is around £2,000–£3,000 per m². Always allow a 10–15% contingency on top, as older homes reveal surprises.

For most defined jobs a fixed price is cheaper in practice and far less risky, because the builder absorbs any overrun. A day rate can look cheaper per day but leaves you exposed if the job drags on. Day rates only really make sense for small, open-ended or hard-to-define work. Whichever you choose, get it in writing and agree what happens if extra work is discovered.

Get at least three written like-for-like quotes, fix the scope before work starts to avoid costly changes, choose a fixed-price quote for defined jobs, supply your own fittings where sensible, book outside peak demand and make decisions quickly so the team isn’t waiting. Comparing several vetted quotes is the single best way to control the price — you can request these free through BestBuilders.