Home extensions are a popular way to add space and value to your property, especially around Edinburgh and Midlothian. Before you sign any contracts, it’s crucial to vet your builder thoroughly. Asking the right questions up front can make the difference between a smooth project and costly surprises. In this guide, we cover the key questions to ask – from builder credentials and quotes to local planning rules – so you can hire with confidence and get the extension you envision.
Discuss your extension plans in detail with your builder to ensure clarity from the outset. When interviewing builders, start by verifying their experience and credentials. How long have they been in business, and have they handled house extensions like yours? Ask to see examples of past work. A reputable builder should be proud to show completed projects and provide references for similar extensions. For instance, check if they’ve built extensions in Edinburgh or Midlothian; this shows they understand local styles and challenges. Also ask if the builder is licensed or a member of a trade body (like the Federation of Master Builders or TrustMark). These affiliations indicate professional standards. In short, make sure they have specific extension experience – not just general building work.
Detailed Quotes and Costs
Next, get a written, itemised quote. Clarify whether the price given is a firm quote or an estimate. The quote should break down labour, materials, permits, and any fees. Ask the builder to explain what’s included: Will the price cover the cost of all materials, sub-contractors, skips, and scaffold? Are there allowances for provisional sums or prime cost items (e.g. if final fixtures are undecided)?. Be wary of hidden costs – a good builder will be transparent about budget and won’t spring surprises later. Also discuss payment terms: how much deposit is required, and what payment schedule will you follow. (Sawmill Contracts, for example, provides a clear payment plan aligned with project milestones.)
Timeline and Project Management
Time is money, so understand the timeline. Ask when the project can start and how long each phase will take. The builder should give a realistic schedule with estimated start and completion dates. Inquire about potential delays: how would bad weather, material shortages, or design changes be handled?. Find out who will manage the work on site. Will there be a dedicated project manager or foreman overseeing your extension day-to-day? Knowing your main point of contact helps keep communication clear.
Ensure your builder provides a realistic timeline and assigns a project manager you can reach with questions. It’s also wise to ask if the builder will be around until the job is complete. Some companies may sub-contract much of the work; in that case, clarify who inspects quality and keeps the schedule on track. Make sure the team understands that punctuality and site tidiness are part of “first-class service” – Sawmill’s crew, for example, arrive on time and clean up each day.
Permits, Regulations, and Local Requirements
Building an extension in Scotland involves planning rules and building standards. Ask upfront who is responsible for permits and approvals. A full-service builder should handle building warrant applications and ensure compliance with Scottish regulations. In Edinburgh and Midlothian, many houses fall under permitted development rights (PDRs) that allow minor extensions without full planning permission. However, these rights have strict limits (e.g. size, height, materials). If your site is in a conservation area or has a listed status, even small changes may need consent. Ask the builder if your extension will trigger the Neighbor Notification Scheme (required for larger PDR extensions in Scotland) or if a full planning application is needed.
Also mention Party Wall agreements if applicable – for semi-detached homes, adjoining neighbors must be notified of shared wall works. A professional builder will guide you through these legal steps. In summary, make sure your builder is familiar with Scottish planning and building regulations and will manage paperwork. This avoids costly legal issues and delays down the road.
Quality, Safety, and Warranty
Quality of construction is non-negotiable. Ask what materials and finishes the builder uses and whether they source premium options at good prices. (Sawmill Contracts, for instance, prides itself on using best-available materials without inflating costs.) Inquire about quality control: how will the builder ensure a high standard of workmanship throughout? Many builders work with in-house trades (carpenters, electricians, roofers, etc.), which helps maintain consistency. Ask if any key tasks will be outsourced, and verify that all sub-contractors are fully insured and reputable.
Safety is also critical. Does the builder have a Health & Safety plan for the site? Find out how they will protect your family, neighbours, and workers during construction. Ask whether the site will be secured (fenced off) and how waste and dust will be managed. In particular, check that insurance certificates are in order. A reliable builder will carry public liability and employers’ liability insurance and should share these documents willingly. This protects you if there’s an accident or damage during the build.
Finally, don’t skip the post-build details. Ask if the builder offers a warranty or guarantee on their work. A solid guarantee (e.g. 10 years structural cover) means you can call the builder back if issues arise. Understand what is covered and for how long. Good builders like Sawmill Contracts will stand by their work and aim for full customer satisfaction.
Communication and Collaboration
Clear communication is one of our core values. Ask the builder how they will communicate with you throughout the project. Will there be weekly updates? Who on the team will you call with questions? Transparency is key – every good builder should keep you informed of progress and any issues. It’s also useful to know whether the builder involves architects or designers. Sawmill Contracts, for example, works closely with local architects from the start, ensuring designs are buildable and efficient. We encourage clients to participate in planning meetings and site visits as needed.
Another question: “How do you handle changes during the build?” It’s common to tweak details once work has started. A professional builder will have a process for change orders (including cost and schedule implications) so both sides stay on the same page.
Why Choose Sawmill Contracts for Your Extension?
After asking all these questions, you want a builder who delivers on their promises. Here’s why Sawmill Contracts stands out in Edinburgh and Midlothian:
- Award-winning expertise: We bring over 10 years of extension and design experience to every project. Our track record (with numerous completed extensions around Edinburgh and Midlothian) speaks for itself.
- End-to-end service: From initial design through to the finishing touches, we manage every aspect. Our team includes builders, joiners, electricians, roofers and more, so you don’t have to juggle multiple contractors.
- Best quality materials: We source high-grade materials at the best prices and include this in our detailed quotes. No surprises.
- Architect collaboration: We partner with architects to create efficient, attractive extensions. This integrated approach ensures the build stays true to the design vision.
- Attention to detail: We believe the small touches matter – whether it’s the perfect joinery detail or matching existing brickwork – we go the extra mile for that first-class finish.
- Transparent communication: Throughout your extension, we maintain clear, friendly communication. We keep you updated on progress and any issues, and we always arrive on time and clean up at day’s end.
Our commitment to these principles means our clients consistently report 100% satisfaction. If you want a stress-free extension with a trusted local builder, Sawmill Contracts is here to deliver.
Conclusion
Hiring the right builder for your home extension means asking smart questions on day one. Cover topics like experience, quotes, timeline, permits, and quality to ensure you’re on the same page with your builder. Using the questions above – tailored for Edinburgh and Midlothian residents – will help you make a fully informed decision. When you work with Sawmill Contracts, you’ll see these values in action. Contact us today for a friendly consultation; we’ll gladly answer all these questions and show you why we’re the right choice for your project.