Property CareHome › Indicative price list
What things typically cost.
Almost nobody in this trade publishes numbers, and we have never understood why. You would not buy anything else in your life without knowing roughly what it costs. So here is the whole list, taken straight from the rate card we quote from. Read it as the shape of things rather than a quote: these are what jobs typically come to, and where a job genuinely varies with the size of the room we have published a range rather than pretend otherwise.
Starting points, not quotes
Every figure below is a starting point, not a quote. They are what these jobs typically come to on an ordinary house in ordinary condition, and they are genuinely the numbers we work from. What they are not is a promise about your house, which we have not seen yet.
Your actual price is fixed in writing after a proper look, and once it is fixed it does not move unless the job itself changes.
What moves them up
Older houses, where nothing is square and everything takes longer. Awkward access, scaffolding, or a room that has to be worked around rather than emptied. Condition worse than it looked from the doorway.
What moves them down
Several jobs in one visit, which is nearly always cheaper than several visits. Booking a room rather than a trade. A regular arrangement, where problems stay small.
What is already included
Filler, sealant, fixings, sandpaper, masking and basic white paint are in the price and never itemised. Materials bought specifically for your job are listed at cost plus a small handling charge.
Three more notes. Some lines below show a range, because the job genuinely differs between a box bedroom and a large through-lounge and a single figure would be a fiction. Where you see one, expect the lower end for a small, straightforward room and the upper end for a big or awkward one.
A few of those lower figures fall under our £110 minimum for a working visit. That is not a catch: it is the price of the work, and it means a job that small is worth combining with something else rather than paying the minimum for on its own. Coming to look and price it is free either way.
And prices drift. These were last reviewed in August 2026, so if you are reading this long afterwards treat them as the shape of things rather than the figure. There is no VAT to add to any of it: we are a self-employed business rather than a limited company and are not registered for VAT, so the figure quoted is the figure you pay. If that changes as we grow we will say so here.
What are you looking for?
Or use your browser's find, which is quicker than any menu. Everything here is what our part of a job costs, priced before we start.
The small jobs
The ones that never quite reach the top of the list. Most are an hour or two, and several usually get done in the same visit.
Doors, windows and locks
The things you touch every day and only notice when they stick. Most are an hour, and several usually get done in the same visit.
Taps, waste and sealing
Small plumbing, done properly. Anything needing a gas engineer belongs to someone else and we will say so.
Shelves, fixings and hanging things
Straight, level, and into something solid. The difference between a shelf and a shelf that stays up.
Decorating
Prepared properly first, which is most of the work and all of the difference. Paint for your job is charged on top at cost plus a small handling charge, shown in the quote.
Joinery
Repair before replacement wherever it is the honest answer.
Storage and the loft
Somewhere for everything, built to the space rather than bought to fit it.
The Room Refresh
One room, every trade it needs, one price. The bundle discount is already in these figures.
Full kitchen and bathroom refits are necessarily bespoke. We do them, and the two lines above are genuine starting points, but nobody can honestly quote a refit from a website.
On an ordinary three-bedroom house, with a bathroom of roughly 2.5 by 2 metres or a kitchen of eight to twelve units, our part usually lands between £3,800 and £6,000 for a bathroom and £4,400 and £7,000 for a kitchen. That covers strip-out and disposal, walls and floors prepared and levelled, boarding and tiling, fitting the units or the suite, second fix, sealing, making good and decorating, and coordinating everyone else.
Two things push a bathroom past the top of that, nearer £6,800: walls that have to be rebuilt before anything can be tiled, and a room taking both a bath and a separate shower enclosure. We would far rather say so here than at the survey.
And if you would sooner see where a figure like that comes from than take it on trust, the refit section further down lists the parts: the strip-out, the boarding, the tanking, tiling by the square metre, and each item fitted. Add up the ones that apply to your room and you will land within a few hundred pounds of what we would quote you.
It does not cover the things you choose, which you buy and which vary more than our labour ever will: units, worktops, appliances, the suite, tiles and flooring. Nor the regulated trades. A Gas Safe engineer and a registered electrician contract with you directly and bill you directly, so there is no margin of ours hidden in their invoice. Move a soil pipe, take out a wall, or find something unpleasant under the old floor and the figure moves. That is why we look first and price afterwards.
The Nursery and child safety
Preparing a room in good time, and making the rest of the house sensible before they start moving.
Staying put comfortably
Fitted to look like fittings rather than equipment. Best done a year before anybody needs them.
Outside
Rhythm beats blitz. Regular visits keep everything a small job, which is cheaper for you and better for the garden.
A warmer, quieter home
Where the money goes furthest, and where we are quickest to tell you something is not worth doing.
Woodburning stoves
Our part is the building work and the finishing. Registered specialists handle the regulated steps and bill you directly.
The quiet smart home
Foundations first. Cleverness afterwards, and only where it earns its keep.
Home security and cameras
Cabled, hidden, and recorded on your own hardware with nothing to subscribe to.
Moving home
Both ends of the same upheaval.
Electrical work we can legally do
Since 2013 in England, adding a socket, a spur, a light or a switch to an existing circuit is not notifiable, and kitchens and outdoors stopped being special locations. So we do it, properly, and issue the minor works certificate with the job. Two things we will not touch: anything inside a bathroom or shower room, which is still a special location and still notifiable, and any new circuit or consumer unit. Those belong with a registered electrician and we will introduce one.
Plumbing, everything but the gas
Leaks, valves, radiators, tanks, wastes, taps and pumps. Two exceptions, both absolute: anything gas is for a Gas Safe registered engineer, and unvented hot water cylinders are G3 work by law, for installation, servicing and repair alike. We are neither, we will not pretend, and we know who is.
Damp, condensation and ventilation
Most of what gets called damp is condensation, and most houses quoted for a chemical damp course do not need one. We find the cause first and very often the answer is ventilation rather than injection. We do not sell chemical damp proof courses.
Plastering and surfaces
Flat, true walls are the difference between a decent room and a good one. Nobody notices plastering done well, which is rather the point.
A note on textured ceilings. Artex made before the mid-1980s can contain asbestos, and it was not banned outright in the UK until 1999. We skim over it, which is the safe method, and we never sand or scrape it back. On anything in a house built or decorated before 2000 we assume asbestos until a test says otherwise, and if it needs to come off rather than be covered, that is a licensed job and not ours.
Floors
Prepared properly underneath, because a level floor is most of what makes a laid floor look right.
A full refit, priced by the part
We do them, and this is what they are actually built from. Add up the parts that apply to your room rather than trusting a single number from a website.
Looking after the outside of the house
The fabric rather than the garden: fascias, sills, render, pointing, gutters and gates. Repair first, because the timber already on your house is usually better than what would replace it.
Cleaning, where it belongs with the work
We are not cleaners and will not pretend to be. A weekly round is somebody else’s living and we are not taking it. These are the cleans that come with the work: the one that finishes a job properly, and the deep clean that happens alongside the repairs on a property between tenants. If you already have a cleaner you are happy with, keep them and we will work around the visit.
Surveys
A written read on the whole house, including the things we would leave alone.
For landlords and agents
A full refresh between tenancies, which the industry calls a void. Portfolio rates apply once a volume is agreed, so these are the standalone figures.
Why the Tenant Direct call-out sits below our usual minimum. A one-off visit to a stranger has to carry the whole cost of getting there. A Tenant Direct call-out does not, because it is part of a standing arrangement with a landlord or agent we already work for, the property is already on our round, and the paperwork is already set up.
It is not a rate anybody can ring up and ask for, and it is not us undercutting our own minimum: it is what the work costs once the overhead is already carried.
Because the alternative is worse for you
A price hidden until the doorstep is a price you cannot compare, cannot plan around, and cannot walk away from easily. It is how a certain kind of trade works, and it is why so many people dread getting anyone in at all.
We would rather you knew before you rang. If these numbers are more than you wanted to spend, that is genuinely useful information and neither of us has wasted an afternoon. And if they are less than you feared, which happens more often, then something you have been putting off for two years might turn out to be a Tuesday morning.
None of this has to be booked as a package. Services can be combined, taken apart, or reduced to the single job you actually want doing. If all you need is a curtain pole hung, a patch of damaged wall made good or a sticking door eased, tell us exactly that and that is all we will price.
Now let us price your actual house.
Tell us what needs doing, in ordinary words, and send a photo or two if it helps. You get a fixed written price back, with no obligation and no follow-up chasing.