How Do I Make Sure My Extension Quote Includes Everything I Expect?

If you’re a homeowner in Solihull—or really anywhere in the UK—contemplating a house extension, you’re probably facing a crucial dilemma: to extend or to move? Local data, such as the Office for National Statistics (ONS) May 2026 house price breakdowns, reveal a widening price gap between what buyers are getting for their money. This “Solihull price gap” is increasingly driving homeowners to choose extending over moving. But before you dive in, ensuring your extension quote includes everything you expect—and need—is essential to avoid nasty shocks later.
Why Extending Makes Sense Right Now
The local housing market is a key driver behind the surge in extensions. According to the ONS May 2026 house price data, Solihull's average property price has outpaced many neighbouring areas, meaning the cost per square metre for moving can often be higher than extending. But it's not just about cost; moving comes with other expenses that add no additional living space but hit your wallet hard—like stamp duty and legal fees.
Extension vs Moving: The Hidden Costs You Need to Factor In Stamp Duty Land Tax: Often overlooked, this tax can be thousands of pounds for properties above certain thresholds. Legal and Survey Fees: Conveyancing, mortgage arrangement fees, and building surveys add up quickly. Moving Costs: Removal companies, temporary accommodation, and utility setup fees.
Extensions add value and space without these additional expenses, but only if the project is well planned and budgeted upfront.
How to Get an Extension Quote That Covers Everything
Getting a quote that truly structural engineer cost steel beam https://dlf-ne.org/how-many-conservation-areas-are-there-in-solihull-a-homeowners-guide-to-extension-decisions/ reflects what the build will cost requires more than asking, “How much will my extension be?” Many homeowners fall into the trap of accepting ballpark figures or quotes that gloss over details. To avoid this, you need a comprehensive written specification and clear communication.
Step 1: Be Clear About What You Want
Begin with the size and type of extension you’re after. semi vs detached value gap https://smoothdecorator.com/building-regs-vs-planning-permission-what-is-the-difference-for-extensions/ Extensions fall broadly into two categories:
Single-storey: Great for kitchen or living room expansions and generally cheaper per square metre. Two-storey: Increases bedroom count or upstairs living space, but more complex and costly due to structural work.
To sanity-check costs, expect single-storey extensions in Solihull to range roughly between £1,600–£2,200 per square metre, while two-storey extensions typically cost between £2,000–£2,800 per square metre, including basic finishes.

This range should align with quotes you receive; if a quote is significantly lower or higher, ask why. Check details against local market averages and reports, such as those from Checkatrade or MyJobQuote, both useful for gathering local price references and tradesman reviews.
Step 2: Insist On a Detailed Written Specification
Not all builders provide this upfront, but it’s vital. A written specification should outline:
Materials and brands (e.g., type of bricks, windows, roof tiles) Work included (e.g., groundwork, foundations, drainage, insulation) Finishes (e.g., plastering, flooring, electrical outlets included) Any contractor warranties or guarantees Estimated project timeline
This document is your safeguard against scope creep, where costs balloon because something “wasn’t included.” Make sure it also lists exclusions clearly, like landscaping or furniture, so there are no surprises.
Step 3: Confirm Whether VAT Is Included
One of the most common quoting blunders is ambiguity about VAT. Almost all builders will add VAT at 20% if you’re a private homeowner, but some quotes omit this detail, making a cheap quote look attractive but incomplete.

Your quote should explicitly state, “VAT included” or “VAT excluded.” If unclear, ask before committing. Confirming VAT upfront prevents unpleasant mid-build financial shocks.
Don't Forget: Pre-Planning Checks Could Save You Thousands
Many quotes don’t factor in planning and local authority processes, which can stall or add unexpected costs. In Solihull, using tools such as the Solihull Council pre-application enquiry service goes a long way.
Pre-application Enquiry: Allows you to get feedback from planning officers before submitting a full application, identifying potential issues early. Planning Application vs Permitted Development: Making sure your extension fits within permitted development rights avoids costly planning applications and delays.
Including the costs of planning application fees and any consultant fees in your budget is critical. Solicitors or architectural consultants that prepare permissions often charge separately from builders.
Quick Sanity Check: What People Forget to Budget For Professional Fees: Architect, structural engineer, or party wall surveyor fees. Site Setup and Welfare: Temporary power, site fencing, skips, and facilities for builders. Groundworks: Unexpected soil conditions, drainage alterations, or tree root protection. Utilities Connection: Extra cost for extending gas, water, and electricity connections. Contingency: Always build in at least 10–15% contingency for unforeseen costs. Sample Price Table: Extension Costs by Size and Type (Including VAT) Extension Type Typical Size (sq m) Estimated Cost per sq m (£) Total Cost Range (£) Single-storey extension 20 - 40 £1,600 - £2,200 £32,000 - £88,000 Two-storey extension 40 - 60 £2,000 - £2,800 £80,000 - £168,000 Where to Find Trusted Builders and Quotes in Solihull
Once you have your written specification and clarity on planning and VAT, you’ll want to get multiple quotes from reputable tradespeople. Online platforms like Checkatrade and MyJobQuote offer verified reviews and competitive quoting services specifically in your area.

However, don’t rely solely on online reviews. Arrange site visits and discuss your specification in detail to gauge each contractor's understanding and professionalism.
Final Thoughts
Your extension can be a fantastic investment that adds value and enjoyment to your home—especially in a market like Solihull’s where moving up the property ladder is costlier than ever. But your project’s success hinges on receiving a quote that leaves no stone unturned.

Insist on a written specification, confirm VAT is included, and ask for clear listings of what’s excluded. Use local planning tools like the Solihull Council pre-application enquiry to avoid bureaucracy pitfalls, and remember that moving costs add up without adding space. By doing so, you’ll get the best chance at a smooth, cost-effective, and timely build.

Happy extending!