Start earlier than you think
Good builders for one-off homes in central Scotland are in demand, and the best are often booked six to twelve months ahead. Start the conversation during design, not once planning permission arrives.
Six checks before inviting tenders
- Comparable projects. Ask for two or three finished homes similar to yours, and visit them if you can.
- Recent clients. Speak to two directly about programme, communication and how changes were handled.
- Workload. When could they realistically start, how many jobs will they run at once, and who will be the site manager?
- Financial standing and insurance. Check Companies House and ask for current insurance certificates.
- Subcontractors. Long-standing relationships with groundworkers, roofers, plumbers, electricians and joiners reduce risk.
- Warranty. Confirm they're registered with the structural warranty provider your lender requires.
Match the builder to the construction method
A builder who has built dozens of block-and-render homes may have done few timber frame or SIPs projects. Ask about their experience with the method your home is designed for. It affects both quality and programme.
The tender
With a shortlist of two to four builders, the tender package (drawings, specification and schedule of works) goes out for lump-sum prices. Allow four to six weeks.
If one tender is much lower than the rest, ask the builder to walk you through it. Gaps in a price become problems on site, through corners cut or a stream of extras. A realistic price from a reliable builder is worth more than a low one from an uncertain builder.
A Scottish building contract
Building contracts in Scotland are governed by Scots law. The Scottish Building Contract Committee (SBCC) publishes standard contracts. Its Homeowner Contracts suit smaller domestic work. For a new home, a form such as the SBCC Minor Works Building Contract is more usual: it sets a lump-sum price, interim payments certified by the contract administrator, retention and a defects period.
On a project of this size, without a proper contract you have no control over payments, no formal remedy for defects and no agreed process if things go wrong.
Once the contract is signed, ED Design can provide construction-stage support where appointed: responding to design queries, reviewing relevant information and attending agreed site visits. Contract administration, such as reviewing valuations, certifying payments and administering changes, is only part of our role where the written appointment says so.
Questions
How far ahead should I approach builders?
Six to twelve months before you want to start on site. Begin conversations during design.
Should I get a fixed price or cost-plus?
For most self-builders a fixed lump-sum price gives the most budget certainty. Cost-plus can suit very uncertain work but moves more risk to you.
What if the tenders come in over budget?
The specification can be reviewed with you, adjusting finishes, simplifying details or phasing work, without losing the design's core qualities. This is much easier before the contract is signed.
General guidance for Scotland, not legal, tax, financial or planning advice for your project. Rules change, so check current official guidance and take advice specific to your site before acting.
