Builder Prices UK 2026: How Much Does a Builder Cost?
By Tom Ellis
Builders carry out an enormous range of work, from small garden wall repairs and structural RSJ installations through to massive wrap-around extensions, loft conversions, whole-house renovations, and complete new-build homes.
The cost of building work is incredibly complex. It depends on ground conditions, structural requirements, specialist sub-contractors, heavy plant machinery, Building Regulations, and material specifications. This definitive guide explains exactly how builders price jobs in the UK in 2026.
Contents
Builder Hourly & Day Rates (2026)
Current 2026 market data across general builders, structural specialists, and construction teams.
Builder Hourly Rates
- Self-employed builder:£35 – £45 / hr
- General builder:£35 – £50 / hr
- Experienced builder:£40 – £60 / hr
- Specialist builder:£50 – £75+ / hr
- Structural / Emergency builder:£50 – £80+ / hr
Builder Day Rates
- General builder:£300 – £450 / day
- Experienced builder (UK Average ~£400):£350 – £500 / day
- Specialist builder:£400 – £600+ / day
- Builder + Labourer (Team of 2):£500 – £650 / day
- Two skilled builders:£600 – £900 / day
- Larger construction team:£800 – £1,500+ / day
April 2026 data gives an average builder day rate of approximately £400, with bricklayers around £240–£320/day and general labourers £112–£280/day.
Small Building Jobs
Minor repairs, replacing a few bricks, or patching structural cracks.
Regional Builder Prices UK
Labour rates vary significantly across the UK. London and the South East generally sit toward the higher end due to extreme living and commercial yard costs.
| Region | Hourly Rate | Day Rate |
|---|---|---|
| London | £50 – £80+ | £400 – £600+ |
| South East England | £40 – £65 | £325 – £500 |
| East of England | £35 – £55 | £275 – £450 |
| South West | £35 – £55 | £275 – £450 |
| Midlands | £30 – £50 | £250 – £400 |
| North West | £30 – £50 | £250 – £400 |
| Scotland | £30 – £50 | £250 – £400 |
| Yorkshire and North East | £30 – £48 | £240 – £380 |
| Wales | £30 – £48 | £240 – £380 |
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Builder Pricing Methods & The Master Formula
The 4 Pricing Methods
Materials + Material Delivery + Material Wastage
+ Builder Labour
+ Subcontractors (Sparky/Plumber)
+ Plant & Heavy Equipment Hire
+ Scaffolding
+ Waste & Skips
+ Professional Fees (Architect/Engineer)
+ Building Control Fees
+ Parking & Access
+ Business Overheads Allocation
+ Contingency Fund
+ Target Profit
= FINAL PROJECT PRICE
This detailed structure is vastly more accurate than simply calculating: Days × Day Rate.
Labour Trade Costs & Material Markups
A large project requires a general builder to coordinate and pay multiple specialist sub-contractors, while applying markups to materials to cover the massive cashflow required to float a build.
Sub-Contractor Labour Costs
- Labourer:£120 – £250 / day
- Plasterer:£200 – £350 / day
- Tiler:£200 – £350 / day
- Carpenter:£200 – £350 / day
- Bricklayer:£240 – £320 / day
- Plumber:£250 – £400 / day
- Electrician:£250 – £500 / day
- Roofer:£280 – £360 / day
- Main Builder (Project Manager):£300 – £500 / day
Material Markups
Brickwork, RSJs & Removing Walls
Removing a load-bearing wall to create an open-plan kitchen is one of the most common and complex structural projects a builder undertakes.
Removing Internal Walls
- Non-Load-Bearing Wall: £800 – £2,000
- Load-Bearing Wall (with standard RSJ): £2,000 – £5,000
- Large Structural Openings: £5,000 – £10,000+
RSJ Installation Breakdown:
Typical steel beam install is £1,500–£4,000. Large complex beams requiring crane lifts are £4,000–£8,000+. The final price depends on:
Brickwork & Blockwork (£/m²)
- Bricklaying Labour:£50 – £100 / m²
- Standard Brick Wall (Supply & Build):£120 – £250 / m²
- Premium Brick Wall:£200 – £350+ / m²
- Blockwork:£60 – £120 / m²
- Cavity Wall (Complete):£150 – £300+ / m²
Repointing & Small Repairs
- Replace a few bricks:£150 – £400
- Repair cracked brickwork:£250 – £750
- Repointing small area:£250 – £750
- Repointing whole house:£3k – £8k+
- Rebuild garden wall:£150 – £300 / m
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Foundations, Concrete & Groundworks
Foundation costs depend heavily on the unknown: ground conditions, soil type (clay vs rock), tree roots, deep drainage pipes, and restricted access for excavators.
Foundations & Underpinning
- Typical foundation construction:£150 – £350 / m²
- Complex deep foundations:£350 – £600+ / m²
- Strip foundations (per linear m):£100 – £250 / m
- Raft foundations:£200 – £400+ / m²
- Underpinning (Specialist structural):£800 – £1,500+ / m
Current 2026 building-cost guides put underpinning at approx £800–£1,500 per linear metre. Complex underpinning can hit £3,000+/m.
Excavation & Spoil Removal
- Typical excavation (Machine):£30 – £80 / m³
- Difficult / Hand excavation:£80 – £150+ / m³
- Soil removal (Grab/Skip per load):£150 – £400+
- Large excavation spoil removal:£1,000 – £5,000+
Concrete Slabs & Floors
- Concrete Slab (Including prep):£100 – £200 / m²
- New internal floor structure:£100 – £250 / m²
- New DPC (Damp Proof Course):£100 – £200 / m
House Extension Costs UK 2026
A full extension is one of the largest jobs a general builder undertakes. Current published guidance puts standard full extension construction around £1,800–£3,000/m².
Single-Storey Extension Costs
- Small 10m² extension:£18k – £30k
- Standard 15m² extension:£27k – £45k
- Medium 20m² extension:£36k – £60k
- Large 25m² extension:£45k – £75k
- Extra Large 30m² extension:£54k – £90k
Extension Types & Budgets
- Kitchen Extension (Incl. Kitchen):£40k – £90k+
- Premium Kitchen Extension:£90k – £150k+
- Bathroom Extension:£30k – £60k+
- Wraparound Extension:£70k – £150k+
- Extension Over a Garage:£25k – £36k
- Two-Storey Extension (e.g. 60m²):£108k – £180k
Loft & Garage Conversion Costs
Converting existing dead space is generally more cost-effective per square metre than digging new foundations for an extension.
Loft Conversions
Pricing varies enormously according to the existing roof structure. Overall range: £27,500 – £75,000+.
- Velux (Rooflight) conversion:~£27,500 (~£920/m²)
- Dormer conversion:~£50,000 (~£1,670/m²)
- Hip-to-gable conversion:~£60,000 (~£2k/m²)
- Mansard conversion:~£65,000 (~£2.1k/m²)
- Large Bungalow (50m²):~£75,000
Garage Conversions
- Integral / Attached garage:£10k – £20k
- Detached garage:£15k – £25k
- Double garage:£20.5k – £45k
- Converted to Home Office:£10k – £15k
- Converted to Bathroom/Kitchen:£15k – £40k+
Current published data puts garage conversions at approximately £625–£1,250/m².
Basement Conversions
Major basement projects are among the most expensive domestic building works due to excavation, underpinning, tanking, and structural support.
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Property Renovations & New Build Costs
A complete renovation ranges from tens of thousands for a light refresh to several hundred thousand pounds for a full structural strip-out.
Property Refurbishment Budgets
- 1-Bed Property:£20k – £50k
- 2-Bed Property:£30k – £70k
- 3-Bed Property:£50k – £100k
- 4-Bed Property:£70k – £150k+
- Full Structural Refurbishment:£100k – £250k+
Cost Per m² Planning Ranges:
New Build House Costs
Indicative construction-only costs: £1,500 – £2,500+ / m². (Land, planning, finance, and professional fees are additional).
- At £1,500/m² (Basic spec):£225,000
- At £2,000/m² (Standard spec):£300,000
- At £2,500/m² (High spec):£375,000
Garden Rooms, Garages & Patios
Garages & Outbuildings
- Single garage:£20k – £35k
- Double garage:£30k – £50k+
- Detached garage:£25k – £50k+
- Basic brick outbuilding:£10k – £25k
- Large outbuilding:£25k – £60k+
Garden Rooms / Offices
- Basic garden room:£8k – £15k
- Insulated office:£15k – £30k
- Premium garden room:£30k – £60k+
- Large bespoke building:£60k – £100k+
Driveways & Patios (£/m²)
- Basic concrete patio:£50 – £80 / m²
- Sandstone patio:£80 – £130 / m²
- Porcelain patio:£100 – £180 / m²
- Gravel driveway:£40 – £80 / m²
- Block paving driveway:£80 – £140 / m²
Plastering, Walls, Ceilings & Floors
Plastering
- Plasterer Day Rate:£200 – £350
- Wall plastering:£15 – £30 / m²
- Ceiling:£20 – £35 / m²
- Whole room:£500 – £1,200+
- Whole house:£5k – £15k+
Internal Walls
- Stud wall build:£60 – £120 / m²
- Plasterboarding:£20 – £40 / m²
- Fire-rated wall:£80 – £150+ / m²
- Acoustic wall:£80 – £150+ / m²
Flooring
- Subfloor prep:£30 – £70 / m²
- Screed:£20 – £40 / m²
- Timber floor lay:£40 – £100+ / m²
- Floor tiling:£50 – £150+ / m²
Rendering (External)
- Traditional render:£40 – £80 / m²
- Silicone/K-Rend:£70 – £120+ / m²
- External wall insulation (EWI) system:£100 – £200+ / m²
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Waste, Scaffolding & Heavy Plant Hire
Massive hidden project costs. Digging trenches and knocking down walls generates tonnes of heavy waste requiring skips, grabs, and excavators.
Waste Disposal
- Skip (8-Yard):£200 – £400
- Grab Lorry (Soil/Rubble):£300 – £600+
- Large project waste budget:£1k – £10k+
Scaffolding
- Small job / Tower:£300 – £700
- Two-storey house wrap:£800 – £1,500
- Full extension scaffolding:£1,500 – £4,000+
- Complex (Tin Hats/Bridging):£4k – £10k+
Plant Hire (Per Day)
Delivery is often additional.
Architect Fees, Engineers & Planning
Professional fees can consume a significant percentage of a large project budget before a shovel even hits the ground.
Professional Fees
- Architect (Drawings & submission):£2,000 – £10,000+
- Structural Engineer (Steel calcs):£500 – £2,500+
- Party Wall Surveyor (Per neighbour):£700 – £1,500+
- Planning Consultant:£500 – £2,500+
- Building Survey:£500 – £1,500+
- Building Control Fees:Varies by project/council
Planning Permission vs Building Regs
Planning permission and building regulations are completely separate legal requirements. Some extensions and loft conversions fall under Permitted Development (no planning required), but they always require Building Regulations approval to ensure structural safety, insulation compliance, and fire safety.
Contingency Budgets
Always allocate 5–10% of the total budget for contingencies. For older properties, allow 10–20%+. Unforeseen issues like rotten timber, poor existing foundations, hidden asbestos, or buried drainage pipes will instantly inflate the final bill.
Worked Project Examples
Showing how the individual components stack up to create the final project quotation.
Example: Load-Bearing Wall Removal
- Structural engineer:£600
- RSJ steel beam:£700
- Concrete Padstones:£150
- Builder labour:£1,200
- Temporary Acrow supports:£300
- Building control:£300
- Plastering:£500
- Electrical alterations:£250
- Waste:£250
- Decoration:£300
Example: 16m² Garage Conversion
- Structural/door infill work:£2,000
- New subfloor:£1,200
- Insulation:£1,500
- Windows & doors:£1,500
- Electrics:£1,000
- Heating / Plumbing:£1,750
- Plastering & Flooring:£1,550
- Decoration & Waste:£1,100
- Builder Labour & Overheads:£3,000
Example: 20m² Kitchen Extension
- Shell Construction (20 x £2,400):£48,000
- Kitchen installation:£15,000
- Structural knock-through:£4,000
- Professional fees (Arch/Eng):£5,000
- Building control & planning:£2,000
- Waste & Scaffolding:£4,000
- Subtotal:£78,000
- 10% Contingency:£7,800
Example: 100m² Full House Renovation
A project of this size easily hits six figures even when individual components appear manageable.
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Builder SEO & Social Media
A general builder's website should not rely on one single "builder near me" page. To win premium work and stop competing purely on price, you need dedicated landing pages targeting specific high-intent searches, combined with a strong visual portfolio of your projects.
High-Value SEO Clusters
Create dedicated pages for extensions, loft conversions, and wall removals in your local towns (e.g., "Garage conversion cost in [Town]"). Targets include:
Social Media Portfolios
Homeowners are terrified of rogue builders. An active, transparent social media presence builds instant trust and justifies your quotes.
- Site Walkthroughs (TikTok/Reels): Record weekly progress videos. Show the foundations being poured, the steel going in, and the site being kept spotless. It proves you don't cut corners.
- Instagram Before & Afters: Showcase the dramatic transformation from a cramped kitchen to a massive open-plan rear extension with bifolds.
- Local Facebook Groups: Share helpful advice about permitted development rights or building control rather than just posting ads. Become the local construction authority.
Contract Strategy: Fixed Price vs Estimate
Quick UK Builder Pricing Reference (2026)
Use this table for rapid job estimating and sanity-checking client quotes.
| Building Work / Service | Typical 2026 UK Benchmark |
|---|---|
| General Builder Hourly Rate | £35 – £50 / hour |
| Experienced Builder Day Rate | £350 – £500 / day |
| Builder + Labourer Team Day Rate | £500 – £650 / day |
| Bricklayer Day Rate | £240 – £320 / day |
| Site Labourer Day Rate | £120 – £250 / day |
| Small Building Job / Minor Repair | £200 – £1,500 |
| Brick Wall (Supply & Build) | £120 – £250 / m² |
| Blockwork Construction | £60 – £120 / m² |
| Cavity Wall (Complete Construction) | £150 – £300+ / m² |
| Remove Non-Load-Bearing Wall | £800 – £2,000 |
| Remove Load-Bearing Wall (+ RSJ Install) | £2,000 – £5,000 |
| RSJ / Steel Beam Installation (Stand-alone) | £1,500 – £4,000 |
| Create New Structural Window/Door Opening | £1,500 – £5,000+ |
| Typical Foundations | £150 – £350 / m² |
| Underpinning (Specialist Structural) | £800 – £1,500+ / linear m |
| Machine Excavation | £30 – £80 / m³ |
| Concrete Slab / Floor Base | £100 – £200 / m² |
| House Extension (Shell Only) | £1,200 – £1,700 / m² |
| House Extension (Full Build) | £1,800 – £3,000 / m² |
| Garage Conversion (Standard Integral) | £10,000 – £20,000 |
| Loft Conversion (Velux) | ~£27,500 |
| Loft Conversion (Dormer) | ~£50,000 |
| House Renovation (Light/Cosmetic) | £500 – £1,000 / m² |
| House Renovation (Major Structural) | £2,000 – £3,500+ / m² |
| New Build House Construction | £1,500 – £2,500+ / m² |
| Single Brick/Block Garage Construction | £20,000 – £35,000 |
| Waste Disposal (8-Yard Skip) | £200 – £400 |
| Contingency Budget Allowance | 5% – 10% (20% for old properties) |
| Material Markup Allowance | 10% – 20% |
16. Frequently Asked Questions
How much do builders charge per day in the UK?
A typical UK builder day rate in 2026 is around £400, with broad rates commonly falling around £300–£500/day depending on experience, location, and project complexity. A builder and labourer combined is approximately £500–£650/day.
How much does a house extension cost?
A standard full extension is often around £1,800–£3,000/m², while shell-only construction is around £1,200–£1,700/m² in current published 2026 guidance.
How much does it cost to remove a load-bearing wall?
Removing a load-bearing wall and installing an RSJ typically costs around £2,000–£5,000, with larger openings and more complicated structural work exceeding £5,000. Non-load-bearing walls cost around £800-£2,000 to remove.
How much does a garage conversion cost?
Approximately £10,000–£20,000 for many standard integral or attached garage conversions, with detached, double, and larger conversions (e.g., adding a bathroom/kitchen) costing £20,000 to £40,000+.
How much does a loft conversion cost?
Current 2026 guide prices range from approximately £27,500 for a basic Velux conversion up to £50,000 for a standard Dormer, and £65,000 or more for a Mansard.
How much contingency should I allow for building work?
A common budgeting allowance is around 5–10% of the total project cost. For older properties or uncertain ground conditions, a 10–20%+ contingency is highly recommended to cover unforeseen issues like rotten timber or hidden damp.
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