Provisional sums and allowances in a builder’s quote: what do they mean?
A provisional sum is money allowed for work that has not yet been described and measured fully. An allowance for a product or finish is an assumed amount that may change when you choose the actual item. Neither figure guarantees the final bill. Ask what is covered, how the final price will be calculated and who carries the difference before signing.
Why these figures appear
A builder cannot price precisely what has not been designed, exposed or selected. Ground conditions, drainage alterations, kitchen units, tiles and electrical fittings can all create uncertainty. Sometimes an allowance is a reasonable way to keep an early budget moving. Sometimes it hides a gap that should be resolved before comparing tenders.
RICS New Rules of Measurement distinguishes provisional work that can be described to a defined extent from work that remains undefined. A domestic quote may use the terms less formally, so examine the actual wording instead of assuming that a label settles the risk.
Ask five questions for every allowance
What exactly is included? Is the figure for supply only, or supply, labour, waste, fixings, delivery and tax where applicable?
What quantity and quality are assumed? “Bathroom £3,000” tells you little unless the fittings, tiling area and installation are described.
What is excluded? Removal, making good, structural alterations and service upgrades are frequent gaps.
How is a change valued? Ask for the agreed method, evidence of cost and any margin or handling charge.
When will it be resolved? Name the design decision, survey or opening-up work that will turn the allowance into a priced item.
A simple comparison example
Builder A quotes £100,000 with a £2,000 kitchen allowance. Builder B quotes £105,000 with a £9,000 kitchen allowance. The headline £5,000 difference cannot tell you which proposal is cheaper on a like-for-like basis. You need the same kitchen scope and the same treatment of fitting, services and finishes. This example illustrates comparison only; actual pricing depends on the project.
What should you do next?
Create an allowance register: item, assumed scope, included amount, likely range, person responsible for the final choice and date it must be fixed. Ask each builder to price the same information and show exclusions separately. Keep a contingency for genuine unknowns, but do not use it to excuse missing design decisions. Read what a builder’s quote should include, how to compare quotes and how to agree variations.
About to appoint a builder? Build Advocate can review the drawings, scope, quote assumptions and project risks independently. See the current services and prices.
