► Terms and conditions

► Fixed-price construction framework

Refurbishment works

£1,750 per m²
Smaller refurbishments (below 25 m²): £8,000 project setup
25–50 m²: £12,000 preliminaries
51–75 m²: £16,000 preliminaries
Over 75 m²: 8% of refurbishment value (minimum £16,000)
Minimum standalone refurbishment project value: £30,000

Extensions

Standalone extensions: £2,650 per m² plus £22,000 project setup (minimum total project value £60,000)
Extensions within combined projects (refurbishment of 25 m² or more and/or a loft conversion):
- Up to 15 m²: from £65,000
- 15–20 m²: £65,000 plus £1,000 per m² above 15
- 20–24 m²: £70,000 plus £1,250 per m² above 20
- 25 m² and above: 15% lower than the equivalent standalone extension cost, subject to scope and complexity

Loft conversions

£2,250 per m²
Minimum total project value: £80,000

Glazing specification adjustments (Applied to the base project value only; not applied to Enhanced Energy Performance or Space & Light add-ons)

Aluminium glazing: no adjustment
Timber glazing: +6%
Slimline uPVC glazing: −3%
No glazing required: −5%

Efficiency-based adjustments (Applied to the base project value only; not applied to Enhanced Energy Performance or Space & Light add-ons)

Paid parking: standard pricing
Free parking available: −1.25%
Building regulations and structural plans issued prior to start: −2%
Building control appointed prior to commencement: −3%

Assumptions: Typical London Victorian or Edwardian residential properties, good-quality construction finish, and client-supplied second-fix items (installed by us).

► What’s included & excluded

What’s included

Construction works delivered to client-supplied drawings
Thermal and acoustic upgrades
Works exceeding current UK Building Regulations
All first-fix and core building materials
Supply and installation of glazing where selected

What’s excluded

Kitchen and bathroom fixtures
Electrical second-fix fittings
Internal doors and ironmongery
Floor finishes and tiling
Radiators
Front or rear garden works

Note: Excluded items are supplied by the client and installed by us.

► Scope & complexity adjustments

Refurbishments

Renovation only: −50% (cosmetic / light works only — first-fix electrical & plumbing not included)
Soft strip-out: −25% (partial strip — replacement first-fix electrical & plumbing included)
Full strip-out: standard pricing (back-to-shell refurbishment scope)
Chimney removal: +6%
Structural alterations: +7%

Renovation-only and soft strip-out discounts apply only where scope is reduced accordingly and will be confirmed after survey.

Extensions

With knockthrough: standard pricing
Wraparound: +5%
Without knockthrough: −6%
Extra 1m foundations: +6%
Restricted access: +8%
Glazed roof: +7%
Exposed steel: +3%
Two-storey: +22%
Party wall constraints: +5%
Beam & block floor: +6%
Piling: +8% (subject to engineer & ground conditions)

Loft conversions

Velux / Rooflight: standard pricing
Dormer (flat roof): +12%
Hip-to-gable: +18%
L-shape: +25%
Mansard: +40%

Important notes

Adjustments are indicative and reflect typical London residential complexity.
Final scope and pricing are confirmed after site survey, structural design and planning conditions.
Groundworks (including piling) are subject to engineer’s specification and site conditions.

Built using real London contractor pricing — not rough estimates.