Fees every UK homeowner should expect when building a conservatory or extension
Thinking about adding a conservatory, garden room, or extending your house? Before you pick paint colours, you need to get a handle on the money side. Fees can pop up at every stage – from a quick planning check to the final contractor invoice. Knowing what to expect helps you avoid nasty surprises and keeps the project on track.
Common fee categories
Planning permission fees are the first line item for many projects. If your extension exceeds permitted‑development limits, you’ll need a formal planning application and a fee that varies by council – typically between £200 and £500. Even if you stay within the rules, you might still pay a small charge for a building control submission.
Building control and inspection fees cover the cost of getting the local authority or an approved inspector to sign off the work. These fees usually run 0.5%–1% of the total construction cost, but they’re essential for legal compliance and future resale value.
Design and architect fees can feel optional, but a good set of drawings saves you money later. Architects often charge a flat rate or a percentage (around 5%–10%) of the projected build cost. Some homeowners use a design‑and‑build service, which bundles design and construction fees into one price.
Contractor and labour fees are the biggest chunk of the budget. Rates differ by region and project size, but a typical UK contractor will quote a per‑square‑metre price that includes labour, site management, and basic materials. Always ask for a breakdown so you can see where the money goes.
Material and supply fees are next. While you might see a low headline price for a conservatory kit, additional glazing, steel supports, or bespoke timber work can add up quickly. Don’t forget delivery charges – heavy frames can cost extra to get to your site.
Tips to keep fees under control
Start with a realistic budget that includes a 10%‑15% contingency for unexpected fees. This buffer covers things like soil tests, utility diversions, or small design changes that often arise once work begins.
Get at least three quotes from reputable contractors. Comparing quotes not only shows you the price range but also highlights where one provider includes services (like waste removal) that another charges separately.
Ask your local council about any fee waivers or reduced rates. Some areas offer lower planning fees for eco‑friendly builds or for homeowners who have lived in the property for a certain period.
Consider a phased approach. If you’re tight on cash, you can finish the structure first and add interior finishes later. This spreads fees over a longer period and lets you manage cash flow more easily.
Finally, keep every receipt and invoice. Detailed records help you spot duplicate charges, negotiate with suppliers, and provide proof for any future insurance claims.
Fees are a fact of any building project, but they don’t have to derail your dream conservatory. By understanding each cost category and planning ahead, you’ll stay on budget, avoid headaches, and enjoy the new space when it’s finished.
