This quotation sets out the work, the price and what is provisional. Please read the assumptions and exclusions before accepting.

What we will build

• Garage with self-contained flat above: 6.5m × 6m (external), two storeys, approximately 63.7 m² internal floor area.
• Walls: insulated cavity wall, block inner leaf finished in facing brick.
• Roof: pitched gable roof at 35° in concrete interlocking tile.
• Foundations and floor: trench-fill foundations, concrete slab.
• Windows and doors: 1 × garage door 4.5×2.1m, 1 × door 0.9×2.1m, 2 × window 1.2×1.2m, 2 × window 0.9×1.2m, 1 × door 0.9×2.1m.
• Completed to: complete finish (standard specification).
• Services (ground floor): 4 power points, 2 light fittings, no heating.
• Flat above: 13 power points, 8 light fittings, electric panel heaters, plumbing for kitchen and bathroom; fire-rated separation from the floor below.

Price breakdown

About the provisional sums

These are estimates for items that cannot be priced firmly yet. They are confirmed with you before that work starts.

• Fire separation and protected escape: A dwelling over a garage needs 60-minute fire separation, a protected stair and interlinked alarms (Approved Document B or your nation's equivalent). Allowance for cavity barriers, fire-stopping and door sets beyond the fire-rated boards priced.
• New dwelling: building regulations and design: A self-contained flat is a new dwelling: full plans application, SAP/energy assessment, sound testing and (usually) planning permission. Allowance for fees and assessments; drawings by others.
• Separate electricity and water connections: New supplies from the network operators (DNO and water company) with meters. Priced by the utilities; allowance only.
• Floor structure design: A clear span of 5.4m exceeds what 47×225 C24 joists carry at 400 centres. A structural engineer must size the floor (steel or engineered joists).
• External staircase: A steel or timber external stair with landing and handrails to the flat, manufactured to suit. Allowance until quoted.

Assumptions this price relies on

• A separate flat almost always needs planning permission; none is included and the design must show fire separation, sound insulation and its own escape route.
• Foundations: trench fill 600mm wide × 1.0m deep in GEN1 concrete under all new external walls.
• Ground floor: 150mm concrete slab on 150mm compacted hardcore.
• Openings over 2.7m wide may need an engineer-specified lintel or steel; a heavy-duty catalogue lintel has been allowed.
• External walls: facing brick outer skin, 100mm full-fill insulated cavity, 100mm block inner skin.
• The existing consumer unit has spare capacity for the new circuits; if not, a new unit is extra.
• External walls: facing brick outer skin, 100mm full-fill insulated cavity, 100mm block inner skin.
• Gable roof at 35° on manufacturer-designed trusses, covered in concrete interlocking tile. Truss price is an allowance until the manufacturer quotes.
• No planning application fee, party wall surveyor or planning drawings are included. Permitted development or existing consent is assumed.
• Work to comply with the building regulations applying in England; design by others where a design is required.

Not included

• Planning application, drawings and party wall matters
• Furniture, appliances and loose fittings
• Landscaping and reinstatement beyond the working area
• Anything found on opening up that could not be seen at survey
• Driveway, hardstanding and dropped kerb
• Planning permission for a separate dwelling
• Council tax and utility account set-up

Programme, validity and payment

• Estimated time on site: about 11 weeks, subject to weather, materials and approvals.
• Payment in stages:

  Deposit on acceptance	10%	£14,994.96
  Watertight shell	40%	£59,979.84
  First and second fix complete	30%	£44,984.88
  Completion and handover	20%	£29,989.92

• Payment: Each stage is invoiced when it is reached and is due within 7 days.