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A common question we get asked is ‘how much does a builder cost near me?’. And the answer is that the average builder cost in Kirkwall varies depending on the type of building work involved and the individual builder.

As a guide, you can expert to pay the following builder day rates for the various types of workers:

• General builder cost – £150-£280 per day
• Bricklayer cost – £150-£200 per day
• Labourer cost – £100-£160 per day
• Scaffolder cost – £120-£160 per day
• Roofer cost – £150-£250 per day

Prices depend on the job type, builder experience, and how in-demand they are locally. Always check what’s included in the quote – some prices will include materials, others won’t.

To avoid surprises, ask for a detailed breakdown, including:

• Labour costs
• Materials
• Equipment hire (e.g. scaffolding)
• Disposal of waste

And always ask for a written quote before work begins.

If you're planning a self-build or a major renovation, house-building costs can vary massively based on size, finish, and location.

On average in the UK, the figures in our cost to build a house guide are:

• 3-bed house (90-120m2): £126,000 - £300,000
• 4-bed house (140-200m2): £196,000 - £500,000
• 5-bed house (200-240m2): £280,000 - £600,000

The cost per square metre is typically £1750 - £3000.

In Kirkwall, prices will also depend on:

• Availability of land
• Access to site
• Cost of labour and materials locally
• Type of property (bungalow, detached, townhouse, etc.)
• Specification (standard vs luxury)

Planning a build? Start by speaking to construction companies that operate near you. They'll help break down costs and give you a realistic estimate.

To help you plan your budget for an extension rather than building a house, we’ve put together a handy guide that you might find useful: How much does it cost to build a house extension?

Building cost per square metre

The average cost per square metre for building a house is around £1,750 - £3,000, depending on the size, style and complexity of the design.

One of the biggest factors affecting the building cost per square metre is the specification to which you plan on building the house. There’s a big difference between low, mid and top range construction, and the quantity and quality of materials used will have a major impact on the overall cost.

Quotes for the cost to build a house

Building a house is a big job, and one which requires a lot of planning and detailed budgeting. That’s why it’s important to speak to local builders to understand the exact costs for the various elements of the house build and get accurate quotes for the job.

As with all home improvement projects, we always recommend obtaining at least three quotes from each type of tradesperson working in your area – and building an entire house involves a lot of tradespeople. You'll want to shop around to make sure you're paying a fair and competitive price for the work.

Thankfully, our request a quote tool is a great way for you to get multiple quotes: you post details about the work you need doing and we’ll send it out to tradespeople covering your local area. Try it out!

Once you’ve found a number of builders through Checkatrade, recommendations or online searches, it’s time to whittle down your choices to pick the builder that you want to hire.

Here’s how to choose a builder that you want to hire:

1. Check their reviews and ratings

Any reputable builder working in Kirkwall will have a bunch of reviews and ratings that you can see online – like on their Checkatrade profile.

Reviews give you a good idea of the quality of service you can expect from the builder in question. You want to find a builder with lots of high ratings and consistently good feedback about their service and quality of work. Focus on feedback around reliability, quality and timekeeping.

2. Choose a builder with local experience

Ideally you want to hire a builder who knows your local area, regularly works with other local tradespeople and is experienced working on properties like yours.

Where possible choose a builder who’s based nearby, rather than a national builder who might not give you the personal experience you want and deserve. Those who regularly work in Kirkwall are more likely to understand local regulations, supply chains and planning nuances.

3. Shortlist the options and interview your favourites

When you have a list of your favourite builders on paper, it’s a good idea to meet them each in person to get a feel for what they’re like, how they work, and how you’ll get on with them.

Organise a face-to-face meeting and use the time to chat about their experience, ask them questions about your project, and you can even ask to meet at or go and see some of their current jobs.

Ask about their past projects, timelines and availability. Good builders will be happy to talk through your ideas.

4. Ask for references and follow up with them

There’s nothing quite like a conversation with previous clients to get a frank and honest review of a builder’s work.

Good builders working near you will be able to provide references from in and around Kirkwall for you to speak with, and hopefully they’ll give you a glowing report of the quality of service they received.

5. Get quotes and compare them

Price will no doubt pay a part in your decision-making, so make sure you get at least three quotes from different builders operating in Kirkwall.

By shopping around you can check that you’re being quoted fair and competitive prices for the work.

And, thankfully, our request a quote feature helps you find multiple quotes: you post details about the work you need doing and we’ll send it out to tradespeople who cover your area.

Try it out!

And finally, make sure you get everything in writing. A written contract should include payment terms, scope of work, and schedule.

Not all builders need formal qualifications, but many do hold trade-specific accreditations or training. Some key qualifications to look out for when hiring a builder include:

• Construction NVQ - Covers site safety, planning, and practical skills
• Construction Health and Safety course
• CPCS card (Construction Plant Competence Scheme) - Especially if they operate heavy machinery
• Site Supervision Safety Training Scheme (SSSTS)
• Site Management Safety Training Scheme (SMSTS)
• Asbestos Awareness certification - Especially if the work will be on an older property
• Competent Person Scheme (CPS)
• CSCS Card (Construction Skills Certificate Scheme)
  • Proves competence and health and safety training

Reputable builders are also often members of recognised professional bodies, such as the Federation of Master Builders (FMB) or the National Federation of Builders (NFB).

When considering builders for a job in Kirkwall, make sure you ask them for information about and evidence of their qualifications and accreditations.

One of the easiest ways is to check your builder's Checkatrade profile. You'll see what qualifications and licenses they hold on their profile. And whilst you're there, you can take a peek at their photos and reviews!

When you’re in touch with a builder who claims to be licensed or accredited by a trade association or regulatory body, it’s sensible to double check that those details are correct. Most bodies will have an online search tool to find and verify the builder’s details online, and confirm that they are indeed licensed or accredited.

If the builder doesn’t automatically volunteer their license number or details, feel free to ask them for it. A good, reliable builder will have no issues providing that information.

If they’re hesitant about supplying license details, or make an excuse why they can’t, take it as a red flag and look for another builder who can show any licenses and qualifications.

Some of the organisations that you might want to check with are:

• Competent Person Register
• NHBC register

Why hire a registered or licensed builder?

When it comes to building work, you want to make sure you aren’t putting yourself or your family at risk. Here are some of the reasons why you should always hire a registered builder in Kirkwall:

• Licensed builders show a dedication to their trade and are most likely to have the appropriate level of knowledge to correctly carry out building work to a high standard
• Many building trade associations carry out checks and regular vetting of their members to ensure that they are working to the appropriate standards
• Many licensed builders registers are constantly updated to reflect any tradespeople who have violated safety guidelines or failed to provide evidence of their accreditation
• Licensed builders are typically subject to inspections of their work and will need to have achieved certain qualifications to achieve their license, membership or accreditation

Unsure about a builder’s credibility?

If you have doubts about the credibility of any builder that you speak with, take measures to ensure that they are indeed qualified and fit to do the job.

You should never take chances when it comes to dealing with construction work for your home. If they still can’t provide you with reassurance of their experience and abilities, move on and find a builder that can.

How much is an acceptable amount to pay a builder upfront before they start any building work for you?

Good question. It’s not uncommon for a builder to ask for a small payment upfront to confirm the project, though it will depend on the size of the project and the individual builder.

That initial payment will confirm your slot for the building work, but it's often a payment for materials for the job too.

For small jobs, you might not need to pay anything upfront. For larger projects, most builders will request a deposit – typically around 10% to cover materials. Either way, it's best to discuss this with them directly and have in writing what was agreed for that initial payment.

When looking for a builder, one of the topics you should discuss before hiring anyone is the project’s payment terms. These terms should clearly state the different stages of the building work, with details of what work will be completed and the amount of payment that will be expected at each stage.

It’s also a good idea to have a project contract signed by both you and the builder at the beginning of the job, stating what exactly is included and what isn’t.

Here’s what to agree upfront:

• Payment schedule linked to stages of the work
• What’s included in each phase
• When final payment is due

Avoid paying full amounts in advance. Make sure any upfront payments are backed up with a signed contract and a receipt.

How to pay a builder

When it comes to paying your builder, you want everything to be clear from the start so that both parties are on the same page about how much will be paid, when and how.

1. Draw up a contract with details of the project and make sure both parties sign it before any work begins

2. Pay contractors on time after you’ve inspected their work to make sure you’re happy and it’s in line with expectations

3. Avoid paying cash, you will want to have clear evidence of payments when they're made. You'll want to make sure you're given an invoice or receipt for the full amount you’ve paid so that you have records

Top tip – Always budget for extras. The vast majority of building work will run into snags, swaps or expansions to the scope of the project, so it’s a good move to budget for 10-20% as a contingency for such an outcome. It’s better to be over prepared and have cash left over at the end of the project than it is to get stuck without funds halfway through.

If you’re preparing for a home improvement project that involves altering, extending or creating a property, you may need planning permission.

As a general rule, you’ll need to apply for planning permission in the UK if you plan to:

• Build a new property or building
• Make a substantial change to your existing property, e.g. build an extension
• Change the use of your existing property building

You may also need to apply for planning for smaller projects if you live in a protected area or property, such as a Conservation Area or listed building.

Projects that require planning permission

Here are some common home improvement projects that usually require planning permission:

• Building extensions
• Building new outbuildings (e.g. garages or sheds)
• Loft conversions
• Structural alterations to a property
• Demolishing part or all of a building

If in doubt, it’s always best to speak to your local planning office for their professional advice and guidance.

You can also access the latest government advice about planning permission on Gov.uk.

Projects that don’t typically need planning permission (always seek advice from your local council on planning permission before starting any work)

Many smaller projects don’t normally require you to get planning permission. They include updates such as:

• Minor repairs and maintenance
• Decorating your home
• Installing new kitchen appliances
• Replacing a roof like-for-like
• Landscaping your garden
• Installing a new boiler
• Adding a porch
• Installing a new chimney

To find out more, read our guide on what you can build without planning permission.

Yes, you should always get a written contract with your builder.

For any construction project, having a written contract is a good way to outline the scope, cost, timeline, and payment terms.

By having a comprehensive written contract, you are protected from potential misunderstandings or disputes in the future.

Benefits of having a written contract with your builder

Here are some of the reasons why it’s a very good idea to have a written contract with your builder (and other tradespeople):

• It clarifies the expectations for the project and will outline all the details, responsibilities, and requirements
• It protects you financially by providing information on the project payment terms
• It helps avoid delays and missed deadlines by detailing the timeline with a breakdown of key parts of the project and a proposed completion date
• It helps you resolve any disputes by providing a clear point of reference for the duration of the project
• It provides legal protection and peace of mind that everything has been agreed in writing and signed by both parties

Want to know more? Read our guide on why you should have a written contract with your contractors.

Before you go ahead with hiring a builder, or any tradesperson for that matter, it’s important to ask them key questions.

By having a thorough conversation about the work you want them to do and their experience, you can feel confident that you've hired a builder that you can trust.

Here are some questions to ask a builder before you hire them:

• How long have you been working in the construction industry?
• What qualifications and/or accreditations do you have?
• Do you have relevant insurance to cover your work?
• Can I see examples of your previous building work?
• Can you provide me with references from your previous customers?
• How much will the work cost, and what are the payment terms?
• How long will it take you to complete the job?

You can find out all about what questions to ask in our dedicated guide on the questions to ask your contractor.

Here are some steps to make sure you're hiring someone reliable:

• Start with reviews. Look for builders in Kirkwall with verified Checkatrade reviews. You'll see feedback on timekeeping, communication, tidiness and overall workmanship – our top-rated builders average over 9/10 in each of these areas.
• Check their profile. All Checkatrade builders have passed up to 12 checks, including proof of Public Liability Insurance, identity checks and qualifications where relevant.
• Speak to them directly. Once you've shortlisted a few builders near you, arrange a phone call or meeting. Ask about their experience, similar jobs they've completed, and availability.
• Ask for references. Good builders will be happy to put you in touch with previous customers.
• Get quotes. Always get at least three written quotes and compare what's included. The cheapest option isn’t always the best – look at value, not just cost.

Using Checkatrade takes a lot of the guesswork out. All builders listed have been checked, and you can see exactly what past customers thought of their work.

Each building project will have its own timelines depending on how difficult and large the project is.

That said, here are some rough ideas of timelines for common projects in the UK:

• Building a house – 6-16 months
• Building an extension – 3-12 months
• Velux loft conversion – 4-6 weeks
• Building an orangery – 4-6 weeks
• Getting consent for a Listed building project – 8 weeks

The best way to understand how long it will take is to speak to local builders and discuss the details of your specific project.

Factors affecting your building project timeline

Here are some of the most common factors that can affect the timeline for your building project:

• Local authorities and building inspectors
• Availability of labour and construction materials
• Adverse weather conditions
• Unforeseen complications during the build
• Access to the site

Any reputable builder will be able to provide you with a detailed timeline for the project, including stages and estimated completion.

However, be prepared for the possibility of delays caused by unexpected events during the project.

There are various types of insurance that your build might have, but there are two that will most concern you as their customer.

You should make sure that any builder you hire has the following insurance:

• Public Liability Insurance – This policy protects builders against legal costs if a member of the public is injured due to their work
• Employers' Liability Insurance – If your builder employs workers, they must have employers' liability insurance to cover any injuries sustained by employees, including full-time staff and short-term subcontractors

In addition to the above, builders working locally in Kirkwall may choose to invest in other insurance, such as tools insurance or personal accident insurance.

You can find out more about builder’s insurance in our dedicated post: What insurance should my builder have?