How much does it cost to build?

Excavation is the removal of earth, rock, or other material from a site. The rate covers labour and plant to dig and dispose of material. It is one of the most variable items in construction — the same unit price question can yield £15/m³ for bulk machine excavation on an open site, or £200/m³ for hand excavation in a confined space around live services. Without knowing the specifics, a QS has no choice but to be conservative.

Labour and plant only in GBP. Excludes disposal, prelims, overhead & profit.

Labour and plant budgeting guide only — not a tender price.

• Preliminaries (site setup, supervision, welfare)
• Contractor overhead and profit
• Disposal / haulage of excavated material
• Imported backfill or filling material
• Trench support and shoring
• Dewatering and groundwater control
• Service diversions or protection
• Rock breaking or blasting
• VAT

Trench excavation is the digging of narrow, linear trenches for drainage, foundations, or underground services. Unlike bulk excavation, productivity is limited by trench width — plant cannot work as freely, and depth increases risk significantly. The rate covers excavation only; trench support, backfill, and disposal are all separate. Depth is the single biggest cost driver because deeper trenches require shoring, slower working, and different plant.

Labour and plant only in GBP. Excludes trench support, backfill, disposal, prelims, overhead & profit.

Labour and plant budgeting guide only — not a tender price.

• Trench support and shoring (priced separately)
• Disposal / haulage of excavated material
• Imported granular backfill or reinstatement
• Dewatering and groundwater management
• Service identification and protection
• Rock breaking (priced separately)
• Preliminaries, overhead and profit
• VAT

Reinforced concrete (RC) is concrete poured around steel reinforcement bars to create structural elements — walls, columns, beams, slabs and foundations. This all-in rate covers concrete supply, rebar supply and fixing, formwork supply and striking, and concrete placement including pump. It is one of the most variable items in construction estimating. The same m³ question could yield £300/m³ for a simple pad or £1,200/m³ for a complex heavily reinforced element in a restricted location.

All-in rate (concrete + rebar + formwork + placement) in GBP. Excludes prelims, overhead & profit.

All-in budgeting guide only — not a tender price.

• Excavation to formation level
• Blinding concrete (priced separately)
• Waterproofing membranes or tanking
• Concrete testing and trial mixes
• Post-tensioning or pre-stressing
• Concrete finishes beyond standard tamped/floated
• Preliminaries, overhead and profit
• VAT

In a bill of quantities, reinforcement and formwork are often measured and priced separately from the concrete. Use these component calculators when pricing RC elements individually.

Drainage pipework covers the supply and laying of underground drainage pipes, typically uPVC for foul and surface water, or concrete for larger sizes and adoptable public sewers. The rate covers trench excavation, granular pipe bedding, pipe supply and jointing, and initial haunching — but not the full trench backfill, compaction or disposal of spoil. Pipe diameter and trench depth are the primary cost drivers.

Supply and lay (excl. full backfill and disposal) in GBP. Excludes prelims, overhead & profit.

Supply and lay budgeting guide only — not a tender price.

• Manholes and inspection chambers (priced separately)
• Full trench backfill and compaction
• Disposal of excavated material
• Trench support and shoring
• Dewatering
• Surface reinstatement (tarmac, flags, topsoil)
• Testing and commissioning
• Preliminaries, overhead and profit
• VAT

Manholes (inspection chambers) provide access to underground drainage systems for maintenance and inspection. Precast concrete ring manholes are the standard choice — fast to construct and cost-effective. Brick-built manholes are used for non-standard sizes or where precast cannot be craned in. The rate covers excavation, concrete base, chamber construction, benching, step irons, cover slab and access cover and frame. Depth is the single biggest cost driver.

Supply and construct per manhole in GBP. Excludes drainage pipework connections, prelims, overhead & profit.

Per manhole budgeting guide only — not a tender price.

• Drainage pipework connections (priced per metre separately)
• Duct and cable entries
• Specialist covers (non-standard loading, recessed, security)
• Traffic management for road manholes
• Road reinstatement
• Preliminaries, overhead and profit
• VAT

Asphalt surfacing covers the supply and laying of bituminous surfacing to roads, car parks, paths and paved areas. A full construction typically has two layers: a base course (binder or lower layer) and a wearing course (the finished surface). The rate covers material supply and laying only — it assumes the sub-base is already in place. Area size, number of layers and accessibility are the main drivers. Large open areas with paving machines are cheap; small patching in restricted locations is expensive.

Supply and lay in GBP. Assumes sub-base already prepared. Excludes prelims, overhead & profit.

Supply and lay budgeting guide only — not a tender price.

• Sub-base excavation and construction
• Kerbing and edging (priced separately)
• Road markings and studs
• Traffic management
• Existing surface removal and disposal
• Drainage channels and gullies
• Preliminaries, overhead and profit
• VAT

Kerbing is the supply and fixing of edge restraints to roads, paths and hardstandings. Precast concrete kerbs are the standard choice for roads and car parks — cost-effective, durable and quick to lay on straight runs. Granite kerbs are used in high-quality public realm and conservation areas. The rate covers supply of the kerb unit, concrete bed and backing. Layout geometry is a key productivity driver — straight runs are fast, but tight radius curves require individual cutting and setting, which is significantly slower.

Supply and bed in GBP. Excludes foundation excavation, sub-base, prelims, overhead & profit.

Supply and bed budgeting guide only — not a tender price.

• Foundation excavation and sub-base preparation
• Road surfacing (asphalt or flags)
• Drainage channels and gullies
• Traffic management
• Dropped crossings (priced separately — different unit)
• Preliminaries, overhead and profit
• VAT

Block paving and flags are hard surface materials used for roads, paths, driveways and public realm. Block paving uses small interlocking concrete units laid on a sand bed; flags (paving slabs) are larger units in concrete or natural stone. The rate covers supply and laying of the blocks or flags, sand bed and jointing — but assumes an existing prepared sub-base unless otherwise stated. Pattern complexity and material specification are the biggest variables.

Supply and lay in GBP. Assumes prepared sub-base. Excludes prelims, overhead & profit.

Supply and lay budgeting guide only — not a tender price.

• Excavation and sub-base construction (if not selected above)
• Kerbing and edging restraints (priced separately)
• Drainage channels and gullies
• Line marking or surface features
• Specialist resin-bound or decorative surface treatments
• Preliminaries, overhead and profit
• VAT

Tiling is the supply and fixing of ceramic, porcelain, or natural stone tiles to floors. The rate covers tile supply, adhesive, grout, and basic surface preparation. The tile itself is the single biggest variable — a £10/m² ceramic and a £300/m² marble are the same trade, same unit, completely different rate.

All-in rates (tile supply + labour) in GBP. Excludes prelims, overhead & profit.

All-in budgeting guide only — not a tender price.

• Preliminaries (site setup, supervision, welfare)
• Contractor overhead and profit
• Removal and disposal of existing tiles
• Substrate preparation beyond minor patching
• Waterproofing / tanking membranes
• Movement joints and specialist trims
• Underfloor heating supply or installation
• Wall tiling (separate rate applies)
• VAT

Blockwork is the construction of walls using precast concrete blocks bonded with mortar. It is the most common walling material in commercial and industrial construction — fast to lay, structurally capable, and easy to build around openings. Blocks range from 100mm lightweight partition blocks to 215mm dense aggregate blocks for structural or below-ground use. The rate covers blocks, mortar and laying — but not DPC, lintels, cavity fill, ties or any applied finish.

Supply and lay in GBP. Excludes DPC, lintels, ties, finishes, prelims, overhead & profit.

Supply and lay budgeting guide only — not a tender price.

• Damp-proof courses (DPC)
• Lintels over openings
• Cavity wall ties and insulation
• Movement joints and sealants
• Plastering, rendering or any applied finish
• Scaffold supply (usually in preliminaries)
• Preliminaries, overhead and profit
• VAT

Brickwork is the construction of walls using fired clay bricks bonded with mortar. Common bricks are used where the face is not visible; facing bricks are specified for external elevations and feature walls. The rate covers brick supply, mortar and laying to a standard bond. Decorative bonds, arches, soldier courses and complex detailing all reduce productivity significantly and should be noted separately when pricing.

Supply and lay in GBP. Excludes DPC, lintels, scaffold, finishes, prelims, overhead & profit.

Supply and lay budgeting guide only — not a tender price.

• Damp-proof courses (DPC)
• Lintels and arch formers
• Cavity wall ties and cavity insulation
• Pointing and repointing (priced separately)
• Scaffold supply (usually in preliminaries)
• Rendering or other applied finish
• Preliminaries, overhead and profit
• VAT

Internal plastering is the application of plaster to internal walls and ceilings to create a smooth surface for decoration. A skim coat over plasterboard is the most common modern approach — thin, fast and relatively cheap. A full two-coat system on blockwork or masonry is more substantial. A three-coat system on old, uneven or specialist substrates is the most expensive. The rate covers materials and labour only — not boarding, rendering, painting or any other trade.

Labour and materials in GBP. Excludes boarding, painting, prelims, overhead & profit.

Labour and materials budgeting guide only — not a tender price.

• Plasterboard or substrate boarding (priced separately)
• Beads, stops and mesh reinforcement at junctions
• Painting and decorating
• Specialist fire-rated or acoustic plasters
• Making good after services installation
• Preliminaries, overhead and profit
• VAT

External rendering is the application of a mortar or polymer-based coat to external masonry walls for weather protection and a decorative finish. Traditional sand and cement render is the most basic and cheapest. Monocouche (one-coat polymer) render is now the commercial standard. Silicone or decorative renders are the premium end. Access via scaffold is a major cost in all scenarios and is usually priced separately in preliminaries.

Labour and materials in GBP. Excludes scaffold, prelims, overhead & profit.

Labour and materials budgeting guide only — not a tender price.

• Scaffold supply and erection (usually in preliminaries)
• Hacking off existing render (priced separately)
• Movement joint formation and sealants
• Window and door reveals (often priced by the item)
• Painting or other applied finish (separate rate)
• Insulated render systems (EWI) — different product and rate
• Preliminaries, overhead and profit
• VAT

Wall tiling covers the supply and fixing of tiles to internal walls — kitchens, bathrooms, commercial wet rooms and feature walls. The mechanics are similar to floor tiling but productivity differs: cutting is more intensive around fixtures and fittings, adhesive application is vertical, and grout joints are often narrower. As with floor tiling, the tile specification is the single biggest material cost variable.

All-in rates (tile supply + labour) in GBP. Excludes prelims, overhead & profit.

All-in budgeting guide only — not a tender price.

• Waterproofing / tanking membranes (wet rooms)
• Substrate preparation (boarding, levelling)
• Grout sealing and specialist treatments
• Movement joints and trim profiles
• Removal and disposal of existing tiles
• Floor tiling (separate rate applies)
• Preliminaries, overhead and profit
• VAT

Sand cement screed is a levelling layer applied over a concrete floor slab to provide a flat, durable surface ready for floor finishes. Traditional sand and cement screed is mixed and laid by hand or pump. Liquid screed (anhydrite or calcium sulphate) is pump-applied and self-levelling. Screed is measured by area and priced per m² at a specified thickness. Large open areas are cheap; specialist screeds and small awkward areas are significantly more expensive.

Labour and materials in GBP. Excludes underfloor heating pipework, floor finishes, prelims, overhead & profit.

Labour and materials budgeting guide only — not a tender price.

• Underfloor heating pipework and manifolds
• Insulation below screed
• Edge insulation strips
• Floor finishes (tiles, carpet, vinyl)
• Concrete slab below (priced separately)
• Specialist screeds (heavyweight, chemical resistant)
• Preliminaries, overhead and profit
• VAT

Painting and decorating covers the application of paint to interior walls, ceilings, joinery and metalwork. The rate varies enormously depending on the surface preparation required — new plasterboard with a mist coat and two top coats is cheap and fast; old surfaces with multiple layers, staining and damage can require significant prep before painting begins. Premium paints, specialist coatings (fire-retardant, epoxy, anti-mould) and high working heights all add to the rate.

Labour and materials in GBP. Excludes specialist coatings, scaffold, prelims, overhead & profit.

Labour and materials budgeting guide only — not a tender price.

• Wallpaper, fabric or specialist wall coverings
• Joinery and metalwork painting (priced by item or run)
• External painting (different system, separate rate)
• Scaffold supply and erection
• Removal and disposal of old coatings (e.g. lead paint)
• Rendering or plastering preparation
• Preliminaries, overhead and profit
• VAT

Suspended ceilings are false ceilings hung below the structural soffit using a grid system and ceiling tiles or panels. They allow services to run in the void above and provide acoustic and fire performance. Standard 600×600 exposed grid and tile systems are ubiquitous in commercial offices. Concealed grid systems give a cleaner look. Specialist tiles (acoustic, fire-rated, humidity-resistant) and bespoke layouts carry significant premiums.

Supply and fix in GBP. Excludes lighting, services, scaffold, prelims, overhead & profit.

Supply and fix budgeting guide only — not a tender price.

• Lighting fixtures (supply and installation)
• Mechanical services grilles, diffusers and terminals
• Sprinkler heads and fire detection devices
• Acoustic treatment above the grid (mineral wool quilt)
• Demountable partitions that meet the ceiling line
• Scaffold or MEWP (usually in preliminaries)
• Preliminaries, overhead and profit
• VAT

Drylining partitions are non-loadbearing internal walls built from a steel stud frame lined with plasterboard on both faces. They are fast to build, flexible and easy to adapt — the dominant method for internal subdivision in commercial buildings. Standard partitions use 70mm studs with a single layer of 12.5mm board each side. Fire-rated and acoustic partitions use additional layers of board and acoustic insulation. The rate covers stud, track, board, insulation (if specified) and fixings — not skimming, painting, or services.

Supply and fix in GBP. Excludes skimming, painting, services, doors, prelims, overhead & profit.

Supply and fix budgeting guide only — not a tender price.

• Skim coat plastering or taped and jointed finish
• Painting and decorating
• Electrical and mechanical services within partitions
• Door sets and frames (priced separately)
• Acoustic / fire stopping at junctions
• Scaffold or MEWP for tall partitions
• Preliminaries, overhead and profit
• VAT

Reinforcement is the supply and fixing of steel reinforcement bars (rebar) within concrete elements. In a bill of quantities, rebar is often measured and priced separately from the concrete and formwork. The rate per tonne covers bar supply, delivery, cutting and bending to schedule, and fixing in position including tying wire, spacers and supports. Bar diameter, quantity and fixing complexity are the primary cost drivers.

Supply and fix in GBP. Excludes concrete, formwork, prelims, overhead & profit.

Supply and fix budgeting guide only — not a tender price.

• Concrete supply and placement
• Formwork supply and striking
• Reinforcement mesh (A-type — priced separately)
• Post-tensioning cables or tendons
• Stainless steel or specialist alloy bars
• Preliminaries, overhead and profit
• VAT

Formwork is the temporary mould into which concrete is poured. It must be erected before the pour, propped and checked, then struck (removed) after the concrete has cured. The rate covers supply of formwork materials, erection, striking and cleaning for reuse. Formwork is often the most expensive component of a reinforced concrete element — a complex bespoke form can cost more per m² than the concrete itself.

Supply, erect and strike in GBP. Excludes concrete, rebar, prelims, overhead & profit.

Supply, erect and strike budgeting guide only — not a tender price.

• Concrete supply and placement
• Reinforcement supply and fixing
• Temporary propping beyond standard (priced separately)
• Permanent lost formwork (e.g. Cordeck)
• Specialist surface finishes to formed faces
• Preliminaries, overhead and profit
• VAT