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 office 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.
• Office above: 10 power points, 7 light fittings, electric panel heaters; 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.

• 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

• The room above is ancillary to the house (home office/studio), not a separate dwelling; a fire-rated ceiling to the garage is priced.
• 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

Programme, validity and payment

• Estimated time on site: about 10 weeks, subject to weather, materials and approvals.
• Payment in stages:

  Deposit on acceptance	10%	£11,739.48
  Watertight shell	40%	£46,957.92
  First and second fix complete	30%	£35,218.44
  Completion and handover	20%	£23,478.96

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