QS QuoterBy AGMM
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QS Quoter, by AGMM

A professional, measured quote, with every pound open to review.

Describe the job or upload the drawings. QS Quoter measures it, prices a full bill of quantities at your rates, and gives your customer a quotation they can say yes to. You keep a powerful internal document that shows exactly where every pound comes from.

Start your first quote free See how it works

Your first full quote is free. No card needed to start.

  • Calibrated 2026 UK rate book
  • 705 quote configurations in the release gate
  • Your rates, your margin, your VAT
One real job, two documents

This is a real quote. Your customer gets the clean copy. You keep the document that shows every pound.

Below is a genuine first-floor build-over priced with QS Quoter and issued by a Stockport building firm in July 2026, with the homeowner's details anonymised. The homeowner received the calm two-page quotation. The builder kept all 63 measured lines, rate build-ups and margin in the copy only he ever opens.

Client copyWhat the homeowner receives
Cheadle ConstructionCheadle, Stockport, SK8
0161 218 9616
Quotation
Prepared for you
Reference
JAY-AA-20260713
Date
14 July 2026
Prepared for
Mr and Mrs H
Project
First-floor build-over extension, Heaton Moor, Stockport
Validity
30 days

Thank you for the opportunity to price the works at the above address. Our quotation for the first-floor build-over extension and internal alterations is set out below.

The proposed works

Construct a first-floor build-over extension to form Bedroom 5, with new timber floor structure, timber-framed external walling, matching hipped roof, structural steel, windows and weathering. Reconfigure the existing shower room, en-suite and store areas, alter the window and roof details, install one rooflight, extend soil and ventilation services, and complete all finishes, decoration and making good shown on the architectural and structural information.

Quotation summary
Total excluding VAT£81,845.60
VAT at 20%£16,369.12
Total including VAT£98,214.72
Stage payments
StageShareAmount incl VAT
Mobilisation and substructure15%£14,732.21
Superstructure to weathertight25%£24,553.68
First fix and plastering25%£24,553.68
Second fix and sanitaryware23%£22,589.39
Completion and handover12%£11,785.76

Interim payments due within 14 days of each stage valuation. The indicative programme is 9 weeks, to be confirmed by the contractor before contract.

Basis and allowances
  • The retained structure and existing beams are assumed adequate, subject to the structural engineer's site confirmation. The new steel beam, bearings, fire protection and temporary propping are carried.
  • The figured plan dimensions govern the new bedroom. Remaining dimensions and the timber-frame external finish are confirmed before fabrication or ordering.
  • Four affected window openings, one rooflight and two sanitary spaces are carried at the stored standard allowances.
  • The staircase line is a provisional allowance for building-regulations upgrades. No wholly new staircase is shown.
  • Standard access and normal working hours are assumed.
Not included
  • Professional and statutory fees unless separately agreed, and strengthening beyond the new steel member.
  • Asbestos, hidden defects and remedial work to concealed retained construction.
  • Decorative light fittings and client-selected floor-finish materials. Wiring, standard accessories, testing and the fitting allowance remain included.
  • Loose furniture, fitted wardrobes, landscaping and utility-company charges.
Before contract
  • Structural confirmation of the retained beams and connections before fabrication.
  • Site dimensions verified; external finish, windows, sanitaryware and finishes frozen.
  • Programme, contract terms and variation procedure agreed.
Acceptance
Accepted bySignatureDate

A real job priced with QS Quoter and issued by Cheadle Construction, Stockport, shown with the homeowner's details anonymised. Prepared with the assistance of an estimating tool and independently checked before issue.

Page 1 of 2
Tradesman copyYour internal file only
Cheadle ConstructionCheadle, Stockport, SK8
0161 218 9616
Cost breakdown
Tradesman copy

Your file copy. Not for issue to the client.

Reference
JAY-AA-20260713
Project
First-floor build-over and wet-room alterations
Floor area
19.65 m² incl remodel
Programme
9 weeks indicative
Commercial summary
Measured labour£33,446.66
Measured materials£33,143.20
Direct cost£66,589.87
Contingency at 2%£1,331.80
Net cost£67,921.66
Overheads and profit at 20%£13,584.33
Insurance at 0.5%£339.61
Total excluding VAT£81,845.60
VAT at 20%£16,369.12
Total including VAT£98,214.72
Margin

Overheads and profit of £13,584.33 at 20% on a net cost of £67,921.66. Rate £4,165/m² over 19.65 m². All 63 measured lines follow on the next pages.

Elemental cost plan (19.65 m²)
ElementTotalPer m²% direct
Preliminaries£17,373.54£88426.1%
Bathrooms and en-suites£15,961.93£81224.0%
Internal walls and finishes£11,245.31£57216.9%
Mechanical and electrical£6,289.99£3209.4%
Roof£4,848.96£2477.3%
Windows and openings£3,325.48£1695.0%
Frame and steel£2,694.80£1374.0%
External envelope£2,457.65£1253.7%
Upper floor structure£1,338.20£682.0%
Works to existing£1,054.00£541.6%
Direct cost of measured works£66,589.87£3,389100%
Pricing assumptions
  • Retained structure and existing beams assumed adequate, subject to engineer confirmation. New 203x133x30 UKB carried with bearings, fire protection and propping.
  • 3.815m by 2.950m figured dimensions govern the build-over. All remaining dimensions checked on site.
  • External walling timber framed with tile hanging or render to match existing.
  • 4 window openings, 1 rooflight and 2 sanitary spaces at standard allowance.
  • Staircase line provisional for building-regulations upgrades; no wholly new staircase drawn.
Measured works and rate build-up, 1 of 4
Code and itemLabourMaterialTotal
3 Structural frame & steel
3.1 Supply structural steel, S355 UB/UC sections to engineer's design, shop-primed and delivered
3.82 m x £200/m
£0.00£763.00£763.00
3.2 Erect and bolt steel to padstones, Grade 8.8 bolts, 30-min intumescent or boxed protection
3.82 m x £130/m
£717.09£0.00£717.09
3.3 Pre-cast or in-situ concrete padstones and spreader plates to bearings per SE detail
2 nr x £55/nr
£0.00£110.00£110.00
3.4 Catnic CG90/100 galvanised steel lintels to external openings, min 150mm end bearing
4 nr x £113/nr
£104.10£380.00£484.10
3.6 Treated wall plate bedded, galvanised restraint straps at 2.0m centres to gable and floor
2.27 m x £14/m
£19.73£18.19£37.92
3.7 Open up existing wall for beam bearing, needle and prop, cut pockets and make good
1 nr x £440/nr
£462.69£120.00£582.69
Structural frame & steel subtotal£1,303.61£1,391.19£2,694.80
4 Upper-floor structure
4.1 Engineered I-joists at 400mm centres, galvanised joist hangers, solid strutting and noggins
11.25 m² x £48/m²
£357.99£292.60£650.59
4.2 22mm T&G moisture-resistant chipboard deck, glued and screwed to joists
11.25 m² x £22/m²
£130.18£157.56£287.73
4.3 100mm acoustic mineral wool between joists to meet Part E separating-floor performance
11.25 m² x £13/m²
£65.09£101.29£166.37
4.4 Double-trimmed stairwell opening, trimmer joists and hangers to engineer's layout
1 nr x £180/nr
£173.51£60.00£233.51
Upper-floor structure subtotal£726.76£611.45£1,338.20
5 External envelope
5.1 Facing brickwork, Ibstock Cheshire Weathered, in gauged mortar (1:1:6), stretcher bond, to match existing
8.8 m² x £80/m²
£508.95£352.00£860.95
5.2 Inner blockwork skin, 100mm 7N Thermalite or dense block, in 1:1:6 mortar, flush jointed
15.2 m² x £36/m²
£395.60£273.60£669.20
5.3 Stainless cavity wall ties at 900x450 centres, 100mm Dritherm 32 full-fill cavity batt
15.2 m² x £29/m²
£153.84£334.40£488.24
5.4 Cavity trays over openings, DPC to BS 6515, stop ends and weep vents at 450mm centres
4.8 m x £17/m
£55.52£43.20£98.72
5.5 Window and door cills, precast concrete or stone, throated and bedded to falls
4 nr x £48/nr
£0.00£192.00£192.00
5.7 Insulated cavity closers to reveals, jambs and heads, thermally broken to reduce cold bridging
4 nr x £30/nr
£92.54£56.00£148.54
External envelope subtotal£1,206.45£1,251.20£2,457.65
Measured works and rate build-up, 2 of 4
Code and itemLabourMaterialTotal
6 Roof - pitched & tiled
6.1 Cut roof in treated C24 timber, rafters at 400mm centres, ridge, purlins and ceiling ties
16 m² x £68/m²
£832.83£512.00£1,344.83
6.2 Klober Permo breathable underlay and 25x50 treated counter/tile battens to gauge
16 m² x £19/m²
£231.34£144.00£375.34
6.3 Marley Modern interlocking concrete tiles on treated battens and breather membrane, clipped to BS 5534
16 m² x £62/m²
£555.22£608.00£1,163.22
6.5 UPVC fascia, vented soffit and over-fascia eaves vent, on treated tilt fillet
2.27 m x £38/m
£52.61£50.03£102.64
6.6 Roof insulation, 100mm Celotex between rafters plus 270mm quilt at ceiling line, to Part L
16 m² x £28/m²
£185.07£320.00£505.07
6.7 Code 4 lead or GRP valleys, soakers and step flashings to abutments, BS 6915
0.91 m x £64/m
£44.72£27.29£72.01
6.13 Rainwater goods, 112mm half-round PVCu gutter and 68mm downpipes on fixings, to gullies
8.27 m x £12/m
£59.82£57.92£117.74
6.14 Velux GGL CK04 centre-pivot rooflight or roof lantern, supply, install and weather-flash
1 nr x £1070/nr
£318.10£850.00£1,168.10
Roof - pitched & tiled subtotal£2,279.72£2,569.24£4,848.96
7 Windows & external doors
7.1 Supply windows, A-rated double-glazed PVCu or aluminium, argon-filled, 1.2 W/m2K, trickle vents
4 nr x £560/nr
£0.00£2,240.00£2,240.00
7.2 Install windows, fix to reveals, expanding foam, low-modulus silicone seals and trims
4 nr x £160/nr
£925.37£0.00£925.37
7.8 MDF window boards and plastered internal reveals, ready for decoration
4 nr x £32/nr
£104.10£56.00£160.10
Windows & external doors subtotal£1,029.48£2,296.00£3,325.48
Measured works and rate build-up, 3 of 4
Code and itemLabourMaterialTotal
8 Internal walls & finishes
8.1 Timber stud partitions, 89mm CLS at 400mm centres, 50mm acoustic quilt infill
5.06 m x £36/m
£131.80£91.16£222.96
8.2 12.5mm plasterboard both faces, taped and 3mm skim finish to partitions
54.69 m² x £16/m²
£711.74£382.86£1,094.60
8.3 12.5mm plasterboard to ceilings on resilient bars where required, taped and skimmed
19.65 m² x £19/m²
£312.59£157.23£469.83
8.4 Dot-and-dab plasterboard to blockwork on dabs, or 13mm two-coat plaster, skim finish
13.68 m² x £33/m²
£435.16£150.48£585.64
8.5 65mm sand/cement screed (1:4) or Gyvlon liquid screed, laid to falls, cured
11.25 m² x £30/m²
£227.81£180.06£407.87
8.6 Floor finishes, porcelain tile, Amtico LVT or engineered oak, on prepared substrate (PC sum)
19.65 m² x £64/m²
£738.86£746.85£1,485.71
8.7 MDF skirting and architrave, second-fix joinery, mitred, pinned and caulked
17.69 m x £42/m
£460.36£424.53£884.89
8.8 Internal doors, hung on 1.5 pairs butts, latches, lever furniture and stops
2 nr x £220/nr
£159.05£330.00£489.05
8.10 First-fix carpentry, door linings, grounds, noggins and service battens
19.65 m² x £28/m²
£454.68£235.85£690.53
8.11 Mist coat and two coats contract matt emulsion (Dulux Trade) to walls and ceilings
40.51 m² x £22/m²
£820.11£324.12£1,144.23
8.12 Knot, prime, undercoat and two coats eggshell or satinwood to joinery
17.69 m x £12/m
£204.61£70.75£275.36
8.13 Ceramic or porcelain wall tiling to wet areas, on tanked substrate, grouted and sealed
16 m² x £72/m²
£925.37£512.00£1,437.37
8.9 Supply and fit softwood/oak staircase, balustrade and handrail to Part K, newels and spindles
1 nr x £1870/nr
£607.27£1,450.00£2,057.27
Internal walls & finishes subtotal£6,189.42£5,055.89£11,245.31
Measured works and rate build-up, 4 of 4
Code and itemLabourMaterialTotal
9 Mechanical & electrical
9.1 Electrical first fix, run cabling, back boxes and circuits to BS 7671 18th Edition
19.65 m² x £26/m²
£738.86£0.00£738.86
9.2 Electrical second fix, accessories, LED downlights, test and issue EIC certificate
19.65 m² x £48/m²
£454.68£628.93£1,083.61
9.3 Replace consumer unit, 18th Edition metal CU with SPD and RCBOs, certify
1 nr x £640/nr
£549.44£260.00£809.44
9.4 Plumbing first fix, hot/cold runs in 15/22mm copper or plastic, waste and soil sets
19.65 m² x £22/m²
£625.19£0.00£625.19
9.5 Plumbing second fix, connect sanitaryware and appliances, test and commission
19.65 m² x £56/m²
£454.68£786.16£1,240.84
9.6 Heating, pressed-steel radiators, TRVs, pipework and balance to existing system
2 nr x £300/nr
£347.01£360.00£707.01
9.9 Mechanical extract or MVHR ventilation to wet rooms, ducted to Part F rates
2 nr x £300/nr
£404.85£320.00£724.85
9.10 Mains interlinked smoke, heat and CO detection to BS 5839-6 Grade D, with battery backup
3 nr x £100/nr
£195.20£165.00£360.20
Mechanical & electrical subtotal£3,769.91£2,520.09£6,289.99
10B Bathrooms & en-suites
10.3 Supply sanitaryware and brassware, WC, basin, bath or shower enclosure, mixers (PC sum)
2 nr x £4800/nr
£0.00£9,600.00£9,600.00
10.4 Install bathroom, tank and waterproof, first and second fix, commission and seal
2 nr x £2200/nr
£6,361.93£0.00£6,361.93
Bathrooms & en-suites subtotal£6,361.93£9,600.00£15,961.93
Preliminaries and works to existing
Code and itemLabourMaterialTotal
1 Preliminaries & site setup
1.1 Site establishment, set up compound, hoarding, signage and temporary protection
provisional / lump sum
£2,025.00£2,475.00£4,500.00
1.2 Site supervision and contracts management for the contract period
9 wk x £750/wk
£6,750.00£0.00£6,750.00
1.3 Welfare unit, site office and temporary water, power and lighting
9 wk x £160/wk
£0.00£1,440.00£1,440.00
1.4 Temporary works, props, strongboys and needling to SE temporary-works design
provisional / lump sum
£570.00£380.00£950.00
1.5 Skip hire and muck-away, licensed waste transfer notes retained
2 nr x £340/nr
£0.00£680.00£680.00
1.6 Independent scaffolding, hire, erect and dismantle, TG20-compliant with handover cert
15.2 m² x £22/m²
£0.00£334.40£334.40
1.7 Plant hire, mixer, breaker, dumper and telehandler, with fuel and operator where needed
2 wk x £210/wk
£0.00£420.00£420.00
1.8 Building Control inspections and structural-engineer design fees and certification
provisional / lump sum
£250.00£1,000.00£1,250.00
1.9 CDM 2015 H&S management, temporary 110V electrics and water supply
provisional / lump sum
£325.00£325.00£650.00
1.10 Builder's clean, snagging and handover with as-built information
provisional / lump sum
£279.39£119.74£399.14
Preliminaries & site setup subtotal£10,199.39£7,174.14£17,373.54
13S Connect to existing house
13.3 Form new structural openings into existing wall, lintel or beam, needle, prop and make good
1 nr x £400/nr
£260.00£140.00£400.00
13.7 Temporary weatherproofing during break-through, monoflex sheeting and tie-in protection
1 item x £480
£0.00£480.00£480.00
13.5 Make-good at new/existing junctions
6 m² x £29/m²
£120.00£54.00£174.00
Connect to existing house subtotal£380.00£674.00£1,054.00
Direct cost of measured works£66,589.87
Trade package exclusions
  • Professional and statutory services beyond the stored £1,250 preliminaries allowance.
  • Underpinning, piling and strengthening of retained structure beyond the new steel member.
  • Asbestos, contaminated material and hidden defects in retained construction.
  • Decorative light fittings and client-selected floor finishes; wiring and preparation retained.

Internal working document from a real priced job. Rates shown are the firm's stored 2026 rate book. Every quote is reviewed by the builder before it is sent.

Page 1 of 7
Homeowner sees this. No rates, no margin, no per-m². You keep this. All 63 measured lines, build-ups and margin.

A real first-floor build-over in Stockport, priced with QS Quoter and issued by Cheadle Construction in July 2026. Homeowner details anonymised. Swipe or use the arrows to turn the pages.

How it works

From site visit to signed-off quote, in four steps.

01

Describe the job

Tell it what you are building, in plain English, or upload the drawings. "Single storey rear extension, 6 by 4, bifolds across the back" is enough to start.

02

It measures and prices

The engine takes off the quantities and prices a full bill of quantities, labour and materials, line by line, at your rates.

03

You review every line

Check the figures, change any rate or quantity, add or strike whatever you like. Anything it is unsure about is flagged for you. Nothing is final until you say so.

04

Send the quotation

A clean, customer-ready quotation goes out under your name. Your costs, rates and margin stay in your private copy.

Quote assurance

Know what was checked before you send it.

A professional estimate should show its workings, its assumptions and the decisions still owned by the builder. QS Quoter makes each of those visible.

Measured, line by line

Every total comes from quantities multiplied by labour and material rates, then reconciled through contingency, margin and VAT. You can inspect the build-up and change your own rates.

Problems appear before Issue

Quote Assurance reviews scope, missing inputs, unusual pricing patterns and drawing conflicts. Critical findings must be corrected or recorded against the exact checked version before documents can be issued.

A frozen internal audit

The issued internal copy records the measured inputs, rate basis, arithmetic controls, drawing notes and any critical decision. The customer sees a clean quotation; you keep the evidence trail.

Quote Assurance is not a certification and it does not replace a site survey, drawing check or professional judgement. Estimate accuracy depends on complete scope, relevant rates, project information and market conditions. We compare available real QS estimates through declared tests and human-reviewed release gates; we do not claim this limited evidence proves superiority over a quantity surveyor.

Proof

Tested like software that handles money.

Adjectives are cheap. This is the declared release gate we run before a candidate gets anywhere near your quotes.

The harness
42,317 checks

The release gate runs 705 quote configurations plus 42,317 arithmetic and safety invariants across 220 rate books, garbage inputs and hostile settings. A red invariant blocks the documented release procedure.

Reconciliation
To the penny

Every line is reconciled exactly to the total: labour plus materials plus each markup, no rounding drift, and no item ever counted twice.

Determinism
Same input, same total

Price the same job twice and you get the same answer, every time. No randomness anywhere near your figures.

The harness proves deterministic arithmetic and product behaviour. Separate calibration work compares available professional estimates under a human-reviewed gate; broader accuracy claims wait for a frozen, like-for-like blind benchmark.

Start your first quote free Your first issued quote is free. Work at your own pace and keep the draft.
Why builders switch

The paperwork does the talking.

One of these is a real issued job you can inspect line by line further up this page. The rest is what the tool is built to make true for every firm that joins.

Cheadle ConstructionBuilds and extensions, Stockport

Priced and issued the real £98,214.72 first-floor build-over shown further up this page: 63 measured lines, from the architect's drawings to a client-ready quotation and a full internal cost plan.

Real issued job, inspect it above
EL Extensions and loftsStockport

Three evenings on the laptop pricing a loft, that was the old routine. Measure in the morning, quote out before the brew goes cold. The week comes back to you.

The result we build for
DB Design and buildSale

A two storey side return with a steel nobody had allowed for. The bill flags it before the price goes out, not after it comes off the margin on site.

The result we build for
GB General builderBury

The tidiest quote a homeowner has seen off a builder wins jobs where you are not the cheapest. People buy the firm that looks in control of the numbers.

The result we build for
KE Kitchens and extensionsWarrington

First back with a proper quote is half the battle. Same-day turnaround wins the jobs that used to go to whoever answered fastest.

The result we build for
GW Groundwork and buildsBolton

The internal copy is the working document: full breakdown, the margin, the rate on every line. You see where a job makes money before the customer ever sees a price.

The result we build for

The Cheadle Construction card is a real issued job, shown in full on this page. The other cards describe the outcomes the tool is built to deliver, in builders' language; they are not attributed customer reviews. Verified reviews from founding firms are being collected now.

Time and cost

Turn document assembly into a focused review.

QS Quoter assembles the measured cost plan and customer documents, so you can spend your time reviewing scope, rates and decisions.

The old way

Priced by hand, or paid for

A quantity surveyor's fee, or your own evenings, on every serious job.

  • Repeated manual assemblyTake-off, sums and document formatting all compete for the same estimating time.
  • A separate fee if you buy it inExternal estimating adds another supplier, hand-off and cost to the job.
  • Re-keying and chasingMeasurements typed twice, suppliers chased by phone, totals summed by hand.
  • Human slips cost marginA missed steel or forgotten line means a revisit, an awkward conversation, or lost profit.
Evenings and weekends gone.
With QS Quoter

Assembled by the workflow, checked by you

The take-off and arithmetic are assisted, then you review every decision before issue.

  • One structured workflowDescribe the job or upload drawings, then review the assembled bill in an editable draft.
  • A predictable subscriptionOne subscription covers the quote capacity in your plan, without a separate estimator fee per job.
  • Measurement and maths assistedQuantities taken off and priced against your rate book, with the arithmetic handled for you.
  • Consistent and reviewableThe same structured bill and assurance checks make possible omissions visible before issue.
Review the assembled cost plan,then send when it is ready.

Honest about what it does. QS Quoter removes repeated assembly work and makes possible omissions visible. It does not replace your judgement. Every quote should still be professionally reviewed before it is sent.

Pricing

Pay yearly, keep nearly three months free.

Annual is the plan most builders pick: Standard saves £309 a year and Premium saves £949 against paying monthly. One decent job won on the paperwork covers the year either way.

Standard

For builders quoting most weeks.

£999 / year

Save £309 a year vs £109 a month billed monthly (£1,308/yr)

  • 5 quotes a month
  • The full pricing engine and 2026 rate book
  • Every line and rate editable
  • Customer-ready quotations under your name
Start free
Most popular

Premium

For busy firms quoting daily.

£2,999 / year

Save £949 a year vs £329 a month billed monthly (£3,948/yr)

  • 15 quotes a month
  • Everything in Standard
  • Priority support
  • Early access to new features
Start free

Running an estimating team, or quoting at volume?

The domestic tool above is built for builders pricing their own jobs. For firms that need high volume with steady accuracy, we install a commercial version inside your business, calibrated to your rates, your materials and your workflows.

See QS Quoter Commercial

Your first full quote is free and stays available for your first month, no card needed. You can change plan later from your subscription page. VAT is charged at checkout where applicable.

Start your first quote free
Fair questions

Asked by every builder so far.

Is this going to replace me?

No. It prices, you decide. Every figure it produces is yours to override, and nothing goes to a customer until you send it. Think of it as the fastest take-off and pricing clerk you have ever had, working for you, not instead of you.

What if it gets a measurement wrong?

Every number it extracts is shown to you for confirmation before it is used. Anything that looks suspicious is flagged in plain sight, and nothing is final until you have confirmed the breakdown yourself. You are the last check, always.

Can I still price jobs myself if I disagree?

Yes. Every line and every rate is editable. If you think the brickwork rate is wrong for your patch, change it and the whole quote reprices around your figure. Your judgement always wins.

What do my customers see?

A clean customer quotation with your name and your branding on it. Your margins, rates and cost breakdown stay in your tradesman copy, which only you ever see.

What happens if I cancel?

You keep access until the end of the period you have paid for, and you will not be charged again. No awkward phone calls needed to leave.

QS Quoter

Build your next quote around a clearer review.

Measure the job, review the full cost build-up, resolve the assurance checks, then issue with confidence.

Get your free quote

Your first full quote is free. No card needed to start.

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