Everything you
need to know.

The price we quote is the price on your final invoice. Not an estimate. Not a starting point that gets revised upwards once you're committed. A fixed number, confirmed in writing before any work begins. It is a contractual commitment, not a ballpark.

The only exception is if you ask us to change the scope of works after we've started — say, adding an en-suite that wasn't in the original scope, or upgrading the kitchen spec mid-build. Any change is priced separately, shown to you in writing, and only carried out once you've given explicit written approval. We will never just do additional work and add it to your invoice.

The £1,500 deposit reserves your build slot and kicks off pre-construction — scope of works, structural drawings, PM assignment. It is fully deducted from your final invoice — it's the first instalment, not an extra charge.

On refundability: if we're unable to proceed for a reason within our control (e.g. we can't resource the project), we return the deposit in full. If planning permission is refused for your project, we return the deposit in full. If you choose to cancel after the scope has been substantially produced, a small administration fee may apply — this is detailed in our contract terms provided before you pay.

Yes, we price match genuine like-for-like quotes. The important phrase is like-for-like. Many cheaper quotes exclude structural drawings, have thinner insurance cover, use unqualified labour, or don't include project management. When we compare quotes, we go through them line by line.

How it works in practice: get your quotes together, book a free site visit with us, we produce our own scope and fixed price, then we sit down and compare both scopes side by side. If they're genuinely equivalent in scope, spec and quality, we'll match the lower number — in writing, before you commit.

Every project is split into four payments, each triggered by a verified on-site milestone:

• 25% On project commencement — materials ordered, site set up
• 20% At Groundworks & Structural Frame – Excavation (if required), foundations, steelwork, and structural framing.
• 20% Superstructure & Roof Structure - Wall construction, timber framing and roof structure
• 15% When watertight Stage - Roof covering, windows and external doors
• 5% At First Fix - Electrical, plumbing, heating, insulation and internal studwork
• 5% At Plastering - Plasterboarding and plaster finish to walls and ceilings
• 5% Second Fix & Joinery - Doors, stairs, kitchens, fitted joinery and internal carpentry
• 5% Finishes & Handover - Decorating, flooring, final fittings and snagging

For Kitchen & Bathroom Projects this will be split into smaller stages, usually 4. Your PM confirms when each milestone is genuinely reached before any invoice is raised. You never pay ahead of progress. The final 10% is held until you're completely satisfied — giving you full leverage on snagging.

A few reasons — and it's worth understanding what you're actually comparing.

First, many builder quotes are deliberately low to win the job, with the intention of adding extras once you're committed and disrupted. Our fixed price includes everything upfront.

Second, Hutch includes things other builders charge separately for: structural drawings and engineering calculations (typically £1,500–£3,000 elsewhere), a dedicated project manager, and comprehensive insurance cover.

Third, we only use qualified, vetted trades. Cheaper labour means unqualified labour — which has real consequences for safety, insurance validity and resale value.

We're not the cheapest. But clients who've experienced a cheaper builder once rarely choose the cheapest builder twice.

Always included in every Hutch fixed price:

• All labour, from all trades in the scope
• Project management throughout
• Structural drawings and engineering calculations
• Building regulations application and BCO liaison
• Materials as specified in the scope of works
• Skip or waste removal (grab lorry if no side access)
• Dust management and site protection
• 10-year workmanship warranty

Typically excluded:

• Planning application fees (paid directly to the council — usually £206–£462)
• Party wall surveyor fees if a dissenting neighbour appoints their own surveyor
• Furniture, soft furnishings or freestanding appliances (unless specified)
• Works discovered after opening walls that weren't visible at survey (always discussed transparently first)

No. The site visit is completely free and carries no obligation. Your PM will attend, assess the project thoroughly, and we'll confirm your fixed price in writing within 48 hours of the visit — all at no cost to you. Use our online estimator first to get a realistic ballpark before booking the site visit if you want to sense-check numbers first.

We accept BACS bank transfer and debit/credit card for all milestone payments. We don't accept cash payments — all payments go through our accounts system so there's a clean paper trail for both parties.

We're exploring a finance/staged lending option for larger projects and will update this when it's available. In the meantime, some clients use personal loans or remortgage to fund renovation works — we're happy to provide documentation to support a mortgage or loan application if needed.

The typical timeline from first contact to start on site is 6–10 weeks, depending on project complexity and programme availability. Here's how that breaks down:

• Instant estimate: same day via the online tool
• Site visit booked: within 5 working days of your enquiry
• Fixed price confirmed: within 48 hours of site visit
• Scope of works and drawings produced: 1–2 weeks after deposit
• Pre-construction (materials procurement, trades booked): 2–4 weeks
• Start on site: once pre-construction is complete

If you need to start sooner, let us know — we'll do our best to accommodate your timeline.

A scope of works is a detailed document covering every element of your project — which trades are doing what, every material specified by brand and grade, the programme sequence, and an explicit list of what is excluded. Typically 10–20 pages for a medium-sized project.

Why it matters: the number one cause of renovation disputes is ambiguity about what was and wasn't included. A thorough scope of works eliminates that ambiguity before the first day on site. Both parties sign it off before work begins — so if there's ever a question about whether something is in scope, the answer is in the document, not a memory of a conversation.

Scope changes happen — sometimes you see the space taking shape and want to add something, or you change your mind on materials. This is fine and we handle it through a formal variation order.

When you request a change, your PM will price it (or get it priced) and present you with a written variation order showing the cost and any programme impact. You sign it off before any additional work is carried out. The variation cost is added to your final invoice. We never just do the work and tell you about it afterwards.

For most project types — yes. We regularly work in occupied properties and have a clear protocol for managing dust, noise and access around a family living in the house.

Specifically: we erect internal hoarding to contain dust and debris, keep the kitchen and at least one bathroom operational for as long as possible, schedule structural and particularly noisy works between 8am–4pm on weekdays, and communicate clearly with you about what's happening each day.

The main exceptions where we recommend you vacate are full rewires and replumbs (where services are off for extended periods) and whole-house refurbishments where there's no safe or comfortable space to live.

We don't request the final 10% payment until the project is fully complete and you're satisfied. Here's how the end of a project works:

• Snagging walkthrough — your PM does a formal walkthrough with you before any final payment is discussed
• Snagging list produced — every item is logged, assigned and given a resolution date
• Snagging resolved — all items completed before we request final payment
• Your sign-off — you confirm in writing that you're satisfied
• Handover pack — building regs cert, electrical certs, gas safe certs, all materials warranties, as-built structural drawings, and your 10-year warranty certificate

We typically have availability 6–10 weeks from first contact for most project types. Larger projects (full refurbs, double-storey extensions) may require more lead time due to planning and pre-construction requirements.

The £1,500 deposit secures your specific build slot once you're ready to proceed — so if you're targeting a particular start date (e.g. before a new school year, or over a school holiday), it's worth enquiring early to check availability.

Not much — the site visit is our chance to assess the property, not yours to present a fully-formed brief. That said, it's useful to have:

• A rough idea of what you want to achieve (even if vague)
• Any existing drawings or planning documents if relevant
• Any quotes you've already received (we'll compare honestly)
• Questions you want answered — write them down

Your PM will guide the conversation and ask the questions that matter. Come with questions, not necessarily answers.

Many projects fall under Permitted Development Rights (PD) and don't require a formal planning application. Key examples:

• Rear dormer loft conversions — usually PD for houses (not flats)
• Single-storey rear extensions up to 4m (detached) or 3m (other) — PD in most cases
• Side return extensions — usually PD if under 4m high and less than half the original house width

Projects that typically do require planning: mansard conversions, double-storey extensions, wraparounds, basements, and any work on listed buildings or in conservation areas.

We advise you from the outset whether your project needs planning or is PD — and where there's doubt, we apply for a Lawful Development Certificate (LDC) to give you legal certainty.

Building regulations are the legal minimum standards for construction in England and Wales — covering structural integrity, fire safety, insulation, drainage, electrical safety and more. They are separate from planning permission and are required for almost all structural works, regardless of whether planning is needed.

Hutch manages the building regulations application on your behalf — preparing documentation, submitting to your local authority's building control office (BCO), arranging and passing the required inspections, and obtaining the completion certificate at the end.

The completion certificate is an important document — you'll need it when you sell or remortgage the property, and potentially when making insurance claims.

The Party Wall Act 1996 requires you to notify adjoining neighbours before carrying out certain types of work near or on shared boundaries. This includes loft conversions (building on the party wall), extensions within 3m of a neighbour's foundation, and any work to a shared (party) wall.

The process: you serve a party wall notice on the affected neighbours. If they consent, no further action is needed. If they dissent or don't respond, a party wall award is required — a legal document produced by a party wall surveyor setting out how works will be carried out.

Hutch manages the entire party wall process — notices, correspondence, surveyor appointments — as part of our pre-construction process. The cost of your own surveyor is included in the project. The cost of a neighbour's separately appointed surveyor is variable but typically £600–£1,500 and is added as a transparent cost.

Yes, conservation areas restrict certain permitted development rights. Works that are normally PD may require planning permission in a conservation area — most commonly: side extensions visible from the highway, roof alterations visible from a public road, and cladding or render on the exterior.

We're experienced working in SE London conservation areas (Honor Oak, Forest Hill, Brockley, Dulwich, parts of Lewisham and Southwark). We'll check your specific postcode and advise at the site visit whether any additional consents are needed. Conservation area planning applications are more nuanced but absolutely achievable.

Significantly, yes. Permitted development rights do not apply to flats — any external works (including loft conversions) on a flat will require planning permission. You'll also need to check your lease, as most leases require landlord consent for structural alterations, and some prohibit certain works entirely.

Hutch works on flats but the pre-works due diligence is more thorough: lease review, freeholder/managing agent consent, planning application if needed, and co-ordination with neighbours who share the building.

The statutory determination period for a householder planning application is 8 weeks from valid submission. In practice, London boroughs often take longer — 10–14 weeks is common, and complex applications or those that attract objections can take longer.

This is why we advise clients to start the planning process early — ideally while you're still in the pre-construction phase. We can submit a planning application while you're finalising your scope of works, so the planning decision doesn't delay your build start.

Structural drawings are technical drawings produced by a structural engineer showing how your build will stand up — beam positions and specifications, foundation details, load paths, padstone designs and connection details. They're required for building regulations approval whenever structural work is involved.

Yes, they're included free on every Hutch project. Most builders charge £1,500–£3,000 for structural drawings as a separate line item (or worse, skip them and find structural problems on site). We include them because they're essential to producing an accurate fixed price and getting building regulations sign-off first time.

Every operative on a Hutch project holds the appropriate qualification or experience for their trade — no exceptions. Our minimum requirements:

• Electricians — Part P certified, NICEIC or NAPIT registered
• Plumbers (gas) — Gas Safe registered
• Carpenters & joiners — NVQ Level 2 or equivalent verified experience
• Plasterers — NVQ Level 2 or equivalent verified experience
• Structural steelwork — BCSA-approved fabricators

All trades also carry their own public liability insurance. You can request to see any trade's qualifications at any point. We keep records and they're available on request.

We use premium materials throughout — specified by brand and grade in the scope of works, so you know exactly what's going into your home before we start. For structural and waterproofing materials, we specify what we know performs.

For finish materials — tiles, flooring, sanitaryware, kitchen units, ironmongery — you absolutely choose your own. Your PM can advise on lead times, what works with the build sequence, and any installation requirements. If you want a specific product we haven't used before, we'll research it and advise honestly.

We take this seriously and have a clear protocol:

• Internal hoarding — dust barriers erected between the work zone and the rest of the house
• Dust sheets on all floor and furniture in adjacent rooms
• Working hours — noisy structural work scheduled 8am–4pm weekdays, quieter finishing works can extend
• Daily clean-down — work area tidied at the end of every day
• Services kept live — kitchen and at least one bathroom kept operational for as long as possible

We also brief all trades on the fact that a family is in the property — professional behaviour and tidiness are non-negotiable.

This is rare when we've done a thorough site survey upfront — which is exactly why we invest in it. But some things genuinely can't be known before opening walls: unmapped drainage, hidden asbestos, rotten timbers, previous botched work.

Our process when something unforeseen is found: we stop, photograph it, tell you immediately, and explain what was found and why it needs addressing. We price the additional work, produce a variation order, and get your written approval before proceeding. We never just do the extra work and add it to your invoice.

Asbestos, if found, is handled by a licensed asbestos removal contractor — costs vary but we manage the process.

Standard site hours are 8am–5pm Monday to Friday, with quieter works (second fix, painting) sometimes extending to 6pm. Saturday mornings (8am–1pm) are sometimes used for specific tasks — we'll always notify you in advance.

We don't work Sundays on site. Note that our customer service hours are separate — we're reachable 8am–8pm, 7 days for questions and updates, even when no one is physically on site.

Realistic build programmes based on recent SE London projects:

• Velux loft conversion — 4–6 weeks
• Rear dormer loft — 8–12 weeks
• L-shaped dormer loft — 10–14 weeks
• Single-storey rear extension — 10–14 weeks
• Double-storey rear extension — 14–20 weeks
• Side return extension — 10–13 weeks
• Kitchen renovation — 4–7 weeks
• Bathroom renovation — 2–4 weeks
• Full house refurbishment — 16–28 weeks

These are build durations only — add 6–10 weeks for pre-construction and, if required, 8–14 weeks for planning.

Yes, we regularly work in tenanted properties. The key requirements are: adequate notice to tenants (we can advise on statutory notice periods under the Landlord and Tenant Act), clear scheduling of noisy works, keeping essential services live, and a clear point of contact for tenants to raise concerns.

If you're a landlord commissioning works while tenants are in residence, we work with you to minimise disruption and protect you from any potential Section 11 or quiet enjoyment issues. Our PM will liaise directly with tenants if that's helpful.

Your PM is your single point of contact and full accountability for everything on your project. Day to day:

• Attends site regularly to supervise trades and check quality
• Manages materials deliveries and verifies quality on arrival
• Co-ordinates the trades programme — right people, right time
• Resolves on-site issues in real time without escalating unnecessarily
• Monitors programme and flags any risk to your timeline immediately
• Answers your calls and messages same-day, 8am–8pm, 7 days
• Sends you a written update every Friday covering progress, plans and any decisions needed from you
• Manages the snagging process and signs off completion with you

Because our clients are busy people with jobs, families and lives. Questions don't only come up between 9am and 5pm Monday to Friday. They come up on Sunday evenings, during lunch breaks, after the kids are in bed.

The 9–5 builder is one of the biggest frustrations homeowners have — you can't call during work hours, messages go unanswered until the next day, and you're constantly left wondering what's happening on your project.

Being open 8am–8pm every day costs us more in staffing. We think it's worth it — and our clients consistently tell us it's one of the things they value most about working with Hutch.

Every Friday, without fail, your PM sends you a written update. It covers:

• Work completed this week — what trades were on site and what was done
• Week ahead plan — what's scheduled for next week and who's coming
• Programme status — on schedule, ahead, or behind — with explanation if behind
• Decisions needed — anything that requires your input or approval before next week
• Progress photos — images showing the build at this stage
• Any issues flagged — nothing hidden, good news or bad

The update arrives by email and is also available through our client portal.

Tell your PM immediately — that's what they're there for. The vast majority of concerns raised on an active project can be resolved the same day or within 48 hours.

If you feel your concern isn't being addressed adequately by your PM, you escalate directly to our operations director — contact details are provided at project start. We have a formal complaints process and all complaints are logged, responded to within 24 hours, and resolved within an agreed timeframe.

We'd rather know about a problem early than have a dissatisfied client at the end. Please don't sit on a concern.

We primarily cover South East/West London (SE1/SW3–SE28/SW20) and surrounding areas. We also take on projects in neighbouring boroughs (SW, BR, DA postcodes) — ask us when you enquire. Use the online estimator or call us to confirm coverage for your specific postcode.

Absolutely. We regularly work alongside client-appointed architects and interior designers — and we have strong relationships with SE London architectural practices if you need an introduction.

The key is co-ordination: we work to the architect's drawings and spec, your PM liaises directly with the designer on materials and details, and any design changes during the build go through the architect before we price them. We don't need to be the architect — our structural drawings cover what's needed for building regs, but we're very happy to execute a full architectural design.

The warranty covers defects arising from our workmanship — how the work was carried out. If anything fails or develops a fault as a direct result of how Hutch executed the works within 10 years of completion, we return and fix it at no cost.

Covered: structural defects from workmanship errors, water ingress from poor waterproofing or flashing, electrical faults from installation errors, plumbing leaks from poor jointing, finishing defects including cracking plaster and delaminating tiles.

Not covered: fair wear and tear, damage caused by third-party contractors working after us, damage from floods or storms (covered by your buildings insurance), and manufacturer defects in materials (covered by the manufacturer's own warranty).

The warranty is transferable if you sell the property — a genuinely useful asset in a property sale.

We carry four types of insurance on every project:

• Public liability insurance — £5 million: covers damage to your property, neighbouring properties and injury to third parties caused by our works
• Employer's liability insurance — £10 million: covers injury or illness to any operative on your site
• Tools & equipment cover: covers tools brought on site against theft or damage
• Contract works (JCT) insurance: covers the works themselves against damage, fire or flood during the build

We provide copies of all insurance certificates at the start of every project — before any work begins. Always ask any builder for their insurance certificates before allowing them on site.

This is a legitimate question to ask any builder. Our protections: milestone payments mean you're never significantly ahead of progress — the most you would have paid at any point without receiving corresponding work is around one milestone's worth. The final 10% is always held by you until completion.

Our contract also includes step-in rights — provisions that allow you to engage another contractor to complete the works if we're unable to continue, with a clear mechanism for accounting for work done vs. payments made. We recommend all clients review our contract terms before signing, and we're happy to answer questions about them.

The completion date is documented in the scope of works, which forms part of the contract between Hutch and the client. It is legally binding.

If we miss the completion date for reasons within our control, our contractual obligation is to resource-up at our cost to recover the programme. In practice, this means bringing in additional trades or extending working hours to make up time — at no additional charge to you.

The contract distinguishes between delays caused by us (our responsibility) and delays caused by client decisions, third-party factors outside our control, or force majeure events — which are handled separately. All of this is documented transparently in the contract before you sign.

Yes. All nine Hutch guarantees apply to every project regardless of size or value — from a £5,500 cloakroom to a £250,000 full refurbishment. There is no minimum project size, no basic tier, and no premium tier that unlocks better protections.

The only guarantee with a caveat on smaller projects is structural drawings — if a kitchen or bathroom renovation involves no structural work, structural drawings aren't required (and therefore don't apply). All other guarantees — fixed fee, milestone payments, qualified trades, PM, warranty, insurance — apply in full.