How to Choose a Builder in Glasgow (Without Getting Burned)
Avoid picking a Cowboy
Choosing a builder is one of the biggest financial decisions most homeowners make — and one of the most stressful. Get it right and you've got a home you love. Get it wrong and you're looking at delays, overspends, unfinished work and months of headaches.
We're not going to pretend we're unbiased — we're builders. But we've seen enough horror stories from clients who came to us after a bad experience to know what goes wrong and why. Here's what to look for and what to avoid.
1. Check Their Accreditations
Anyone can call themselves a builder. There's no legal requirement to hold any qualification or registration to carry out building work in Scotland. That's why accreditations matter — they're proof that someone independent has checked the company.
Look for:
Constructionline (Silver, Gold or Platinum) — means they've been assessed on finances, insurance, health & safety and track record
SSIP (Safety Schemes in Procurement) — health and safety pre-qualification
Federation of Master Builders — trade association with a code of practice
NHBC — relevant for new build homes
If a builder has no accreditations at all, ask yourself why. It might be fine — but it might mean they haven't been willing to submit to independent scrutiny.
2. Get a Detailed, Itemised Quote
A one-line quote that says "Extension — £65,000" tells you nothing. What's included? What's excluded? What happens when the price changes?
A good quote should break down:
Groundworks and foundations
Structural work (walls, steelwork, roof)
Each trade (plumbing, electrics, plastering, joinery, tiling)
Materials allowances
Preliminaries (scaffolding, skip hire, site setup)
VAT
What's excluded (kitchen units, appliances, decoration — whatever isn't included)
This isn't about being awkward. It's about knowing what you're paying for so there are no surprises halfway through the build.
3. Ask About Insurance
At minimum, your builder should have:
Public liability insurance — covers damage to your property or injury to third parties
Employer's liability insurance — legally required if they have employees
Ask to see certificates. Any legitimate builder will have no issue showing you.
4. Visit Previous Work
Any builder worth hiring will be happy to show you completed projects — or put you in touch with previous clients. If they can't or won't, that's a red flag.
Look at the quality of finishes, how clean the site was left, and ask the homeowner how the builder communicated during the project.
5. Understand the Payment Terms
Never pay a large deposit upfront. Industry standard for residential work is:
No deposit, or a small deposit (5-10%) to secure a start date
Stage payments tied to milestones (e.g., foundations complete, roof on, first fix complete)
Final payment on completion and snagging
If a builder asks for 30-50% upfront before they've done any work, walk away.
6. Get Everything in Writing
Before work starts, you should have:
A written quotation (not just a verbal price)
An agreed scope of work (what's included and what's not)
An agreed programme (start date, milestones, expected completion)
Payment terms
How variations (changes) will be handled and priced
This doesn't need to be a 50-page contract. A clear email or letter confirming the above is enough for most residential projects.
7. Watch for Red Flags
No written quote — just a verbal price
Huge deposit requested before work starts
No insurance or unwilling to show certificates
No accreditations of any kind
Can't show previous work or provide references
Pressure to sign quickly — "this price is only valid today"
Vague about timescales — "we'll see how it goes"
Cash only — may indicate they're not VAT registered or not declaring income
8. Don't Automatically Choose the Cheapest
The cheapest quote is often the most expensive in the long run. Builders who underquote either:
Cut corners on materials or workmanship
Hit you with extras and variations once the work has started
Run out of money mid-project and disappear
Compare like for like. If one quote is 30% cheaper than the others, find out why before you sign.
How MKS Construction Stacks Up
We're not the cheapest builder in Glasgow — and we're not trying to be. What we offer is:
Constructionline Gold & SSIP certified — independently verified
Qualified QS as director — your project gets proper cost management from day one
Detailed, itemised quotes — you see exactly where your money goes
All trades managed — one point of contact, one programme, no subcontractor juggling
Happy to show previous work and put you in touch with past clients
If that sounds like what you're looking for, get in touch.
Get a Free Quote
Call 0141 459 1659 or email info@mksconstruction.co.uk for a free, no-obligation consultation.
What is Constructionline Gold and Why Does It Matter When Choosing a Builder?
Constructionline Gold
When you're looking for a builder in Glasgow, you'll see all sorts of logos and accreditations on websites. But what do they actually mean? And which ones matter?
Constructionline Gold is one of the most rigorous — and one that most small builders don't hold.
What is Constructionline?
Constructionline is the UK's leading pre-qualification scheme for the construction industry. It's run by Capita and is used by major clients — local authorities, housing associations, NHS trusts, insurance companies and large contractors — to verify that construction companies meet minimum standards before they're allowed to tender for work.
There are three levels:
Silver — basic compliance checks
Gold — enhanced assessment including financial standing, management capability and project track record
Platinum — highest level, includes additional governance and sustainability checks
What Does Gold Certification Involve?
To achieve Constructionline Gold, a company must pass assessments on:
Financial standing — audited accounts, credit checks, evidence of financial stability
Health & safety — policies, procedures, risk assessments, accident records, SSIP or equivalent
Insurance — employer's liability, public liability, professional indemnity
Environmental management — environmental policies and procedures
Quality management — evidence of quality systems and processes
Equal opportunities — diversity and inclusion policies
Management capability — evidence of competent management and supervision
Project track record — evidence of successfully delivered projects
It's not a box-ticking exercise. Companies are assessed by qualified assessors and must provide evidence across all categories. It's renewed annually.
Why Should You Care?
For homeowners, Constructionline Gold means:
The company has been independently verified — someone outside the company has checked their finances, insurance, safety record and management capability
They carry proper insurance — if something goes wrong, you're covered
They have a proven track record — they've demonstrated they can deliver projects successfully
They take health and safety seriously — important when there are builders working on your home
For commercial clients, it's often a requirement for tendering. If you're a housing association, insurer or local authority, you may not even be able to appoint a contractor who isn't Constructionline registered.
How Many Builders Have It?
Very few small and medium builders hold Constructionline Gold. The assessment process is time-consuming and the requirements are demanding. Most residential builders in Glasgow operate without it.
MKS Construction holds both Constructionline Gold and SSIP (Safety Schemes in Procurement) certification. This means we've been verified to the standard required by the UK's most demanding clients.
What is SSIP?
SSIP (Safety Schemes in Procurement) is a separate health and safety pre-qualification scheme. It confirms that a company's health and safety arrangements have been assessed against a common standard — the SSIP Core Criteria.
Many clients require both Constructionline and SSIP before appointing a contractor.
Does It Cost More?
No. Our accreditations don't add to the cost of your project. They're part of how we operate as a business, they reflect our standards, not an extra line on your invoice.
Choose a Builder You Can Trust
When comparing builders in Glasgow, look beyond the price. Ask about accreditations, insurance, and how they manage projects. A Constructionline Gold certified builder gives you confidence that the company has been independently assessed and meets a high standard.
Contact MKS Construction for a free, no-obligation quote. Call 0141 459 1659 or email info@mksconstruction.co.uk.
Do I Need Planning Permission for an Extension in East Dunbartonshire?
Do I need planning or building warrant Kirkintilloch?
If you're planning an extension in Kirkintilloch, Bishopbriggs, Bearsden, Milngavie or anywhere else in East Dunbartonshire, one of the first things you need to understand is whether you need planning permission.
The short answer: it depends on the size and position of what you're building.
Permitted Development — What You Can Build Without Planning Permission
In Scotland, "permitted development rights" allow homeowners to make certain changes to their property without needing to apply for planning permission. For house extensions, the key rules (as of 2026) are:
The extension must not extend beyond the rear wall of the original house by more than 3 metres (for terraced/semi-detached) or 4 metres (for detached houses)
The total ground area covered by extensions and outbuildings must not exceed 50% of the original garden
The extension must not be higher than the existing roof
The extension must not be built forward of the principal elevation (the front of the house)
Materials should be similar in appearance to the existing house
If your extension falls within these limits, you likely don't need planning permission.
However, you should always check with East Dunbartonshire Council before proceeding. Permitted development rights can be removed or restricted in certain areas (e.g., conservation areas).
Building Warrant — You Almost Certainly Need This
Even if you don't need planning permission, you will almost certainly need a building warrant. This is separate from planning permission and is required for virtually all structural building work in Scotland.
A building warrant confirms that your extension meets Scottish building regulations for:
Structural safety
Fire safety
Energy efficiency
Accessibility
Drainage and ventilation
You apply for a building warrant through East Dunbartonshire Council's Building Standards department. You'll need architectural drawings and structural calculations.
When You DO Need Planning Permission
You'll need to apply for planning permission if:
Your extension exceeds the permitted development size limits
Your property is in a conservation area (parts of Kirkintilloch, Milngavie and Bearsden have conservation areas)
Your property is a listed building
Your permitted development rights have been removed by a condition on the original planning permission
You want to build a balcony or raised platform
The Process
Check your permitted development rights — we can advise on this at a free site visit
Engage an architect to produce drawings — we work with local architects who know East Dunbartonshire Council's requirements
Submit building warrant application (and planning application if needed)
Wait for approval — building warrants typically take 4-8 weeks
Build — we manage the full construction programme
Completion certificate — issued by Building Standards once the work is inspected and approved
How MKS Construction Can Help
We're based in Kirkintilloch and work across East Dunbartonshire regularly. We know the local planning landscape and can advise you on what's possible before you spend money on architectural drawings.
Our director Mark Kennedy is a qualified Quantity Surveyor with experience navigating planning and building warrant processes. We can manage the entire process for you — from initial advice through to completion certificate.
Get Free Advice
Call 0141 459 1659 or email info@mksconstruction.co.uk to arrange a free site visit. We'll assess your property, discuss your plans, and advise on the planning and building warrant requirements.
How Much Does a House Extension Cost in Glasgow? (2026 Guide)
2026 Extension Costs Glasgow
If you're thinking about extending your home in Glasgow, the first question is always the same: how much is it going to cost?
The honest answer is it depends — on size, specification, site conditions and what you're building. But we can give you realistic ballpark figures based on what we see day-to-day as a building contractor working across Glasgow and the Central Belt. If you’re looking for builder to carry out house extension, regardless of what stage your at get in touch.
Typical Extension Costs in Glasgow (2026)
Single-Storey Rear Extension
Shell only (no finishes): £2,000–£2,500 per m² +VAT
Mid-range (standard finishes): £2,500–£3,000 per m² +VAT
High spec (underfloor heating, bi-folds, high-end kitchen): £3,000–£4,000+ per m² +VAT
A typical 4m x 5m (20m²) single-storey rear extension in Glasgow would cost roughly:
Shell only: £48,000–£60,000 inc. VAT
Mid-range: £60,000–£72,000 inc. VAT
High spec: £72,000–£96,000+ inc. VAT
Double-Storey Extension
Generally 40-50% more than a single-storey of the same footprint (you're adding a first floor but the foundations and roof are already being built)
A 20m² footprint double-storey (40m² total) might cost £80,000–£130,000+ inc. VAT depending on spec
Wraparound Extension
Larger footprint, more external walls and potentially more complex roof details
Typically £90,000–£160,000+ inc. VAT depending on size and specification
Loft Conversion
Velux conversion (no dormer): £45,000–£65,000 inc. VAT
Dormer loft conversion: £60,000–£90,000 inc. VAT
What Affects the Price?
Size
The bigger the extension, the higher the cost — but the cost per m² often drops on larger builds because fixed costs (foundations, roof, scaffolding) are spread over a bigger area.
Specification
A basic plastered room with standard fittings costs far less than a kitchen extension with underfloor heating, bi-fold doors, quartz worktops and high-end appliances. The finishes make a bigger difference than most people expect — especially when investing in high-quality kitchen installations or bathroom renovations.
Site Conditions
Access: Can we get materials in easily, or are we carrying everything through the house?
Ground conditions: Some areas of Glasgow need deeper foundations or piling due to old mine workings or clay
Drainage: Moving or connecting to existing drains adds cost
Party walls: If you're building near a boundary, you may need a party wall agreement
Planning & Building Warrant
Most extensions in Glasgow need a building warrant from Glasgow City Council (or East Dunbartonshire Council if you're in Kirkintilloch, Bishopbriggs, Bearsden or Milngavie). Some also need planning permission. Budget £2,000–£4,000 for architectural drawings and fees.
VAT
Most building work is subject to 20% VAT. Make sure any quote you receive is clear on whether VAT is included.
How to Get an Accurate Quote
The only way to get a reliable figure is to have a contractor visit your property, understand what you want, and price it based on the actual scope of work. Be wary of anyone who gives you a fixed price over the phone without seeing the site.
At MKS Construction, we provide detailed, itemised quotations so you can see exactly where your money goes. Our director is a qualified Quantity Surveyor — cost management is what we do.
Looking for trusted house extension builders in Glasgow? Our experienced team can guide you from design to completion.
If your project involves more than just an extension — perhaps a full property renovation or a new build— we handle those too. For commercial or insurance work, see our commercial construction page. And if you want professional cost management without appointing a main contractor, we offer standalone QS and project management services.
Ready to Get a Quote?
Contact MKS Construction for a free, no-obligation site visit and quotation. Call 0141 459 1659 or email info@mksconstruction.co.uk.
We build extensions across Glasgow, Kirkintilloch, Bishopbriggs, Bearsden, Milngavie, East Kilbride and the wider Central Belt.