Free Extension & Renovation Contract Template

THE WORKS

The Contractor shall carry out and complete the following construction operations (the "Works") at the property located at 25 Maple Avenue Bristol BS1 4QR:

Type of Works: Home Extension.

Description:
Single-storey rear extension measuring approx. 4m × 5m, comprising: reinforced concrete strip foundations (min. 1m deep), 300mm cavity blockwork to DPC with traditional brick and block above, 5.5m CELSA 203×133 UB steel with Catnic lintels, warm flat roof with EPDM membrane (15-year manufacturer's warranty), 3m aluminium bi-fold doors (Origin OB49 or equivalent), two 1.2m × 0.6m rooflights, rewire and CU upgrade to BS 7671:2018+A2:2022, first-fix plumbing and underfloor heating, plastering, two-coat decoration and 600×600 porcelain floor tiling throughout.

The Works shall be carried out in a good and workmanlike manner, with reasonable care and skill, using materials of satisfactory quality and reasonably fit for purpose, in accordance with sections 49, 50 and 51 of the Consumer Rights Act 2015, the Building Regulations 2010 and any conditions attached to planning permissions or approvals granted for the Works.

PROGRAMME

Commencement: The Contractor shall commence the Works on or about 5 May 2026, subject to planning and Building Regulations approval where required.

Estimated Completion: The Contractor shall use reasonable endeavours to achieve practical completion of the Works by 5 September 2026. Pursuant to section 52 of the Consumer Rights Act 2015, where no time is fixed, the service must be performed within a reasonable time.

The Homeowner shall provide the Contractor with unobstructed access to the Property during normal working hours to enable the Works to proceed without delay. The completion date may be extended by reasonable agreement where delay is caused by variations, unforeseen ground conditions, exceptionally adverse weather, or any other matter beyond the Contractor's reasonable control.

CONTRACT PRICE, VAT AND PAYMENT

Contract Price: The Homeowner shall pay the Contractor the sum of 48,500.00 GBP (exclusive of VAT unless otherwise stated) for carrying out and completing the Works (the "Contract Price").

VAT: VAT shall be chargeable in addition at the standard rate of 20% (Value Added Tax Act 1994 s.2).

Payment Schedule:
Deposit 10% (4,850 GBP) on signing (backed by FMB deposit insurance);
Stage 1 — foundations complete and DPC in 20% (9,700 GBP);
Stage 2 — walls at plate height 20% (9,700 GBP);
Stage 3 — roof watertight 20% (9,700 GBP);
Stage 4 — first fix complete 15% (7,275 GBP);
Final — practical completion 15% (7,275 GBP) less snagging retention 1,500 GBP, released 12 months after PC.

Invoicing and payment terms: Each invoice shall be payable within 14 days of receipt. The Contractor shall not suspend the Works for non-payment without first giving the Homeowner seven days' written notice and an opportunity to remedy the default.

Pre-contract information: Any pre-contract information provided to the Homeowner under regulations 9-13 of the Consumer Contracts Regulations 2013 (including the main characteristics of the Works, total price, arrangements for payment and performance, and cancellation rights) forms part of this Contract and may not be varied without the Homeowner's express agreement (CRA 2015 s.50).

STATUTORY CONSUMER RIGHTS

The Homeowner's rights under the Consumer Rights Act 2015 are unaffected by this Contract and include: (a) the right to performance of the Works with reasonable care and skill (s.49), within a reasonable time (s.52) and at a reasonable price where no price is fixed (s.51); (b) the right to require repeat performance where the Works are not performed with reasonable care and skill (s.55), or a price reduction of an appropriate amount (s.56); (c) the protection of any pre-contract information that becomes a term of this Contract (s.50). Nothing in this Contract purports to exclude or restrict the Homeowner's statutory rights (CRA 2015 s.57 and s.62: unfair-terms test applies).

CONTRACTOR'S OBLIGATIONS

The Contractor shall: (a) carry out the Works with reasonable care and skill and in a good and workmanlike manner (CRA 2015 s.49); (b) supply materials that are of satisfactory quality and reasonably fit for purpose (CRA 2015 ss.9-10 where goods are supplied under a mixed contract); (c) comply with the Building Regulations 2010, the Building Act 1984, the Health and Safety at Work etc. Act 1974, the Construction (Design and Management) Regulations 2015 and all other applicable statutory requirements; (d) under CDM 2015 regulation 7, where the Homeowner is a domestic client, discharge the Homeowner's CDM client duties (unless the Homeowner has appointed a Principal Designer to do so); (e) in respect of any dwelling, perform the Works so that the dwelling is fit for habitation on completion, in accordance with section 1 of the Defective Premises Act 1972. The parties note that the limitation period for claims under that Act is 15 years for claims arising on or after 28 June 2022 and 30 years for claims that had accrued immediately before that date (Building Safety Act 2022 ss.135-137); (f) keep the site clean, safe and secure so far as reasonably practicable; and (g) remove all debris, surplus materials and plant on completion.

MATERIALS AND PROCUREMENT

The Contractor shall procure and supply all materials necessary for the Works. All materials shall be new, of satisfactory quality, fit for purpose and shall comply with applicable British Standards. The Contractor shall obtain the Homeowner's prior written approval for any materials that differ materially from any specification agreed at the outset.

PLANNING PERMISSION

The parties confirm that the Works fall within Permitted Development rights under the Town and Country Planning (General Permitted Development) (England) Order 2015 (SI 2015/596), Schedule 2. The Contractor shall nonetheless ensure compliance with all applicable conditions and limitations (including size, height, materials and position) and with the Building Regulations 2010.

BUILDING REGULATIONS

A full-plans application has been or shall be made to Local Authority Building Control under the Building Act 1984 and the Building Regulations 2010. The Contractor shall ensure compliance with Approved Documents A-R, discharge all conditional items and obtain a Completion Certificate before the Works are treated as practically complete.

PARTY WALL AND NEIGHBOURING LAND

The parties acknowledge that the Works are likely to engage the Party Wall etc. Act 1996. Before commencing any works on, to or affecting a party wall or party structure (s.2), excavating within 3 metres below the foundation level of an adjoining owner (s.6(1)) or within 6 metres at an angle of 45 degrees (s.6(2)), or building on the line of junction (s.1), the Homeowner shall serve the necessary Party Structure Notice, Party Wall Notice or Notice of Intended Excavation on each adjoining owner. The Contractor shall not commence the relevant elements of the Works until the statutory dissent / consent period has expired and any agreed Party Wall Award has been made. Any surveyor's fees and awards are the responsibility of the Homeowner, save where otherwise agreed.

VARIATIONS

Any variation must be requested in writing by the Homeowner and confirmed in writing by the Contractor with a revised price and programme impact before varied works commence. All variations to be recorded in a numbered Variation Order signed by both parties.

LIQUIDATED DAMAGES FOR LATE COMPLETION

If the Contractor fails to achieve practical completion by the agreed Completion Date (subject to any agreed extension of time), the Contractor shall pay the Homeowner liquidated damages at the rate of 250.00 GBP per week (or pro rata for part of a week) for each week of delay until the Works are practically complete. The parties agree that this amount represents a genuine pre-estimate of the Homeowner's likely loss (loss of amenity, alternative accommodation, and related costs) and is not a penalty. It is proportionate to the legitimate interest of the Homeowner in timely performance (Cavendish Square Holding BV v Talal El Makdessi [2015] UKSC 67). The total liability of the Contractor under this clause shall not exceed 10% of the Contract Price.

CONSUMER CANCELLATION RIGHT (CCRS 2013)

As this is an off-premises or distance contract, the Homeowner has the right to cancel this Contract within 14 days of the date of this Contract, without giving any reason, under regulations 29 and 30 of the Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013 (SI 2013/3134). To exercise the right, the Homeowner must notify the Contractor in writing (letter, email or the model cancellation form in Schedule 3 of the CCRs 2013). Express request to begin performance within the cancellation period: where the Homeowner requests in writing that the Works commence before expiry of the cancellation period, the Homeowner may be liable for a reasonable amount for the Works performed up to the date of cancellation (reg.36(4)). If the Homeowner has not made such express request, the Contractor shall not commence the Works until expiry of the cancellation period. The Homeowner's right to repeat performance and statutory remedies under the Consumer Rights Act 2015 are unaffected by this clause.

INSURANCE AND HEALTH AND SAFETY

The Contractor shall maintain throughout the Works and the Defects Liability Period:

(a) public liability insurance with a limit of indemnity of not less than 5,000,000 GBP per occurrence (with the aggregate unlimited);
(b) employers' liability insurance in accordance with the Employers' Liability (Compulsory Insurance) Act 1969, with a minimum limit of 5,000,000 GBP;
(c) where the Contractor has design responsibility for any element of the Works, professional indemnity insurance of not less than 500,000 GBP per claim, maintained for six years from practical completion.

The Contractor shall produce certified evidence of cover on request. The Contractor shall comply with all applicable health-and-safety legislation including CDM 2015 where applicable, and shall ensure that the Property (including the Homeowner's possessions and any occupied parts) is adequately protected during the Works.

DEFECTS LIABILITY

Following practical completion of the Works, a defects liability period of 12 months (the "Defects Liability Period") shall apply. During this period the Contractor shall make good, at its own cost and without undue delay, any defects, shrinkages or other faults caused by materials or workmanship not in accordance with this Contract. The Homeowner shall notify the Contractor in writing of any defect promptly upon discovery.

Nothing in this clause limits the Homeowner's rights under the Consumer Rights Act 2015 (right to repeat performance, price reduction), the Defective Premises Act 1972 s.1 (habitability, 15/30-year limitation under BSA 2022) or the Limitation Act 1980.

Practical Completion: On completion of the Works, the Contractor shall issue a practical completion notice. Issuance confirms that the Works have been substantially completed in accordance with this Contract, subject only to minor snagging items to be made good within a reasonable time.

DISPUTE RESOLUTION

Any dispute or claim arising out of or in connection with this Contract shall first be referred to good-faith negotiation between the parties. If not resolved within 21 days, either party may refer the dispute to good-faith mediation under the CEDR Model Mediation Procedure within 28 days of written notice of dispute, failing which either party may refer the dispute to adjudication under the Scheme for Construction Contracts (SI 1998/649, as amended), which the parties hereby expressly adopt (HGCRA 1996 s.106 notwithstanding). Consumer-redress schemes such as TrustMark, the Federation of Master Builders Dispute Resolution or the Consumer Ombudsman remain available where the Contractor is a member. Nothing in this clause prevents the Homeowner from exercising their statutory rights under the Consumer Rights Act 2015 or from bringing court proceedings in the County Court at ________ (or the Technology and Construction Court for claims > 50,000 GBP).

GOVERNING LAW AND JURISDICTION

This Contract and any dispute or claim (including non-contractual disputes or claims) arising out of or in connection with it shall be governed by and construed in accordance with the law of England and Wales. Subject to any right to refer a dispute to adjudication under Clause 15 (if present), the parties submit to the exclusive jurisdiction of the County Court at ________ (or the Technology and Construction Court for claims > 50,000 GBP).