If you plan on building a house or extension you’ll hear the term builder’s finish bandied about, but what does it actually mean?

In this article we cover:

• What is a builder’s finish
• What does a builder’s finish include
• How to compare quotes

I have been quoted for a builder’s finish, what does that mean?

Keith says: There is no specific definition of the term “builder’s finish” so make sure to find out what the other party means by it.

Care needs to be taken when discussing the term as your belief and the belief of what the other party in the discussion may understand the term to include, may differ greatly.

In a general sense, the term builder’s finish traditionally referred to the construction of a property with no finishes. It usually means that the property will be completed structurally, it will be weathertight, it will have walls, a roof and windows, it will have basic electrics and the internal plumbing system will be installed but it will still need floor and wall finishes, bathroom suites, kitchens, fireplaces, wardrobes, and even internal doors, architraves and skirtings.

There are many contractors who include the installation of bathroom suites, staircases, internal doors, architraves and skirtings within the term builder’s finish, so again it is important to clarify.

It is also important to note that a house completed to a builder’s finish will have little or no external works included. There will be no landscaping, no driveway or paved areas and I have previously seen a project which was completed to a builder’s finish where there were no drainage works completed externally.

The cost of the builder’s finish will differ from project to project depending on the structure layout, groundworks specifications and costs and the specification of finish for the external wall and roofs.

I have recently carried out a review of projects tendered in the Dublin area and the builder’s work element of the overall project accounted for between 50 and 60 per cent of the total cost.

There is no such thing as average cost of construction given the variables of house size, layout, design and specification, so it is impossible to give a guide for any specific project as to what the cost per sqm of builder’s finish or indeed final finish might be.

That can only be achieved through a detailed review and costing of the specific design and specification for the specific project. To budget on an average basis is misguided and can be dangerous as it will without doubt result in a substantial pressure being placed on the budget.

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