Cornwall Builder FAQs — Honest Answers

Most customers want a rough idea of costs early on. We always try to provide clear, realistic pricing and explain exactly what's included so there are no surprises later. After a site visit we send a written, itemised quote — typically within 48 hours on most jobs.

Timelines are one of the biggest questions. We give honest estimates from the start and keep you updated throughout the build so you know what's happening at every stage. As a guide, a single-storey extension is usually 8–14 weeks site-time, weather depending; smaller jobs are quicker. You get a clear timeline before we start.

A lot of people are unsure what approvals they need. We help guide you through planning, structural requirements, and building regulations where needed. The planning application itself is normally handled by an architect or planning consultant (we can recommend Cornwall-based ones); once consent is granted we build exactly to what's been approved and coordinate Building Control inspections.

Building work can be disruptive, so customers often ask how we manage it. We work hard to keep sites tidy, organised, and respectful of the property while work is ongoing — safe access, daily clean-up, and dust/waste managed properly, especially where you're living in the property during the build.

We normally work with staged payments based on progress, so you can clearly see what you're paying for throughout the project — typically a materials deposit at the start, then payments at agreed milestones (slab down, walls up, roof on, first fix, second fix) and a final balance on practical completion. Terms are written into the quote and agreed before work starts. No request for cash up front.

Yes — £1,000,000 Public Liability via Zurich Tradesman Insurance (Trade Direct, policy reference GQ638300/223602). We also carry £100,000 Professional Indemnity and £100,000 Financial Loss cover. Insurance certificate available on request.

Over 20 years in the construction industry, across a wide range of domestic and commercial projects in Cornwall — extensions, new builds, renovations, structural work and block laying. NVQ Level 3 and Diploma Level 3 in Bricklaying behind the work, with continuous public liability insurance.

Yes. Luke holds NVQ Level 3 in Bricklaying and Diploma Level 3 in Bricklaying — both nationally recognised. According to the City & Guilds 2024 trade survey, fewer than 1 in 6 UK self-employed builders hold Level 3+ qualifications in their core trade. See About Luke for full credentials.

Yes. 20 reviews on Google Business Profile, all 5-star, alongside Facebook recommendations. See the Reviews page for the live widget showing every review with name, date, and full text.

No. Quotes are free and no-obligation. We come to site, take measurements, discuss the scope, and send a written quote within 48 hours on most jobs.

Typically within 48 hours of the site visit on most projects. Complex new builds or substantial multi-trade projects can take 3-7 days.

It depends on size, finish, and how much structural work is involved. A single-storey extension sits in a different bracket to a two-storey or wrap-around with steels and a more complex roof. The things that move the price most are footprint, ground conditions and foundations, the amount of structural steel, the roof type, and the level of kitchen/bathroom finish. Rather than guess a number, we come to site and send a written fixed-price quote that itemises groundworks, structure, roof, and finishing. See the house extensions page for what a quote includes.

It depends on the type. A Velux-only conversion is the simplest; a dormer adds structural work and roofing; adding an en-suite brings in plumbing and tiling; a hip-to-gable is the biggest job of the four because it changes the roof structure. Price is driven by which of those you need, the existing roof and headroom, structural steel, and the finish level. We give a fixed-price quote after a site visit. Full detail on the loft conversions page.

A ground-up new build is priced on size, number of storeys, specification, and the site itself. The biggest factors are the footprint and number of bedrooms, ground conditions and foundations, the structural method, the external finish, and how high-spec the kitchens, bathrooms and joinery are (land and planning fees are separate and not part of our build quote). We price each one individually after a site visit and itemise it so you can see what each part costs. See the new builds page for what's included.

A typical single-storey extension is 8-14 weeks site-time, weather depending. Two-storey extensions run 12-20 weeks. Wrap-around or complex builds can take longer. We give you a clear timeline before we start.

Depends on current workload. Smaller jobs (driveways, fencing, single-trade work) typically start within 2-4 weeks of quote sign-off. Larger jobs (extensions, new builds) tend to be 1-3 months out — longer in summer peak season.

We can guide you through it and recommend Cornwall-based planning consultants we work with regularly. The application itself is the homeowner's responsibility — typically handled by an architect or planning consultant. Once consent is granted, we make sure the build aligns exactly with what's been approved.

No. Our insurance scope covers residential chimney work (rebuilds, repointing, cappings) and standard residential groundworks to 1.5-2m. Industrial chimney shafts and specialist deep excavation beyond 2m are outside our scope. We'll recommend a specialist contractor for either.

Yes — you'll deal directly with Luke from the first quote visit to the final sign-off. There's no project manager between you and the person doing the work. You'll have Luke's mobile number from day one, and any subcontracted trades (electricians, gas-safe plumbers, structural engineers) coordinate through him.

Fixed-price quotes for whole jobs — extensions, new builds, loft conversions, full renovations. Day rates only for ad-hoc maintenance, snagging visits, or small repair work where the scope can't be defined upfront. The default on any project quote is fixed price.

Project-dependent. Typically a deposit on materials at the start of work, staged payments at agreed milestones (slab down, walls up, roof on, first fix, second fix), and a final balance on practical completion. Payment terms are written into the quote and agreed before work starts. No request for cash up front.

Any change to the agreed scope is documented as a written variation — described, costed, and signed by both sides before the extra work happens. The cost is added to the running quote total. No surprise invoices at the end. If the change reduces scope, the variation reduces the total instead.

Workmanship is guaranteed for 12 months after practical completion. If something we built fails in normal use within that window, we fix it. Materials are covered by the manufacturer's warranty (typically 10-25 years on roofing, render, and major components). Sub-contracted trades (electrics, gas, structural engineering) are covered under their own trade certifications and warranties. We pass all the paperwork on at handover.

Yes — internal work continues year-round (plastering, joinery, bathrooms, kitchens, electrics, plumbing, decoration). External brickwork, concreting, and roofing all depend on weather windows. Cornwall winters can move external dates by days, occasionally a week or two. We build realistic weather contingency into the timeline at quote stage rather than discover it mid-build and slip silently.