- Compare quotations by scope, not by headline price.
- Look for structural, fire-safety and documentation line items — not just finishes.
- Exclusions matter as much as inclusions.
- Payment stages should be tied to work completed, not to a calendar.
What a good quotation looks like
A well-written quotation reads as a specification. It tells you what will be built, to what standard, using what components, with what documentation, and on what payment terms. Anything significantly less than that is a headline number, not a quotation.
The checklist
Scope of works
- Rooms to be created and their intended use.
- Whether the project is a standard conversion or a dormer.
- Roof works — rooflights, dormer size, any hip-to-gable adaptation.
- Stair type, position and finish.
- Whether an en-suite is included and to what specification.
Structural works
- Floor strengthening — timber or steel joists, sizes as specified by the engineer.
- Roof structural changes — new beams, purlins or truss modifications.
- Dormer structure and cladding.
- Engineer's fees and role.
Insulation and energy
- Type of insulation, thickness and location (between rafters, under rafters, on the floor).
- Vapour control layer and airtightness detailing.
- Ventilation strategy and hardware.
Electrics and plumbing
- Sockets, switches, lighting positions and control.
- Mains-wired interlinked smoke and heat alarms.
- Bathroom fittings if included, and drainage route.
- Heating extension — radiators or underfloor.
Fire safety and Building Regulations
- Fire-door specification and locations.
- Escape route treatment.
- Any sprinkler or misting installation.
- Certification chain and documentation on completion.
Windows and rooflights
- Brand or specification standard.
- Position, sizes and opening type.
- Blinds if included.
Finishes
- Plastering and painting scope.
- Floor coverings (or a clear PC sum).
- Tiling, wardrobes, joinery and skirtings.
- Ironmongery.
Site logistics
- Scaffolding, skip and waste removal.
- Protection of the existing home during works.
- Clean-up and snagging.
Documentation
- Certificate of Compliance on completion.
- Structural documentation from the engineer.
- Warranty details for installed products.
Commercial terms
- Programme — indicative start and duration.
- Payment stages tied to defined milestones.
- Variation procedure for changes.
- Insurances and public liability cover.
- Guarantee period on workmanship.
What exclusions to look for
A short exclusion list is a sign of an experienced contractor who has thought about the edges. Common legitimate exclusions include existing electrical rewiring outside the works, works to chimney breasts unless specified, redecoration of the wider house, and unknown structural findings behind existing finishes. Vague or missing exclusions can be a red flag.
What this means for your project
Ask for the quotation to be written to a level of detail you can compare. If two quotations do not describe the same job, they cannot be compared meaningfully. A brief walk-through of the quotation with the contractor is time well spent before signing.
What this means for your project
Every home is different. Use this guidance to ask the right questions and to shape your brief — but confirm what applies to your specific property with a home survey and appropriate professional input.
Frequently asked questions
- Should the quotation include a fixed price?
- A fixed price for the described scope is normal. What sits outside the scope — provisional sums for unknowns, PC sums for finishes still being chosen — should be clearly labelled.
- What is a provisional sum?
- A provisional sum is an allowance for work that cannot yet be fully priced — for example, unexpected structural findings once the roof is opened. It is honest budgeting, provided it is transparent.
- Should I pay a deposit before work starts?
- It is normal to pay a deposit or an initial stage payment for materials and mobilisation. What matters is that payments align with work completed, not that money changes hands ahead of the schedule.
- What happens if I change my mind mid-build?
- Change is handled through a written variation — a short document that describes the change, its cost impact and, where relevant, its programme impact. Both sides sign before the change is executed.
Start with a quick check of your attic.
Answer a few simple questions about your home and what you would like to create. We’ll give you an early indication of which conversion route may be worth exploring. A home survey is still required before suitability can be confirmed.
Or call +353 85 150 0853