{"id":665451,"date":"2026-10-26T02:32:18","date_gmt":"2026-10-26T02:32:18","guid":{"rendered":"https:\/\/www.newsbeep.com\/ie\/665451\/"},"modified":"2026-10-26T02:32:18","modified_gmt":"2026-10-26T02:32:18","slug":"so-your-builder-wants-e20k-upfront-heres-when-you-should-worry","status":"publish","type":"post","link":"https:\/\/www.newsbeep.com\/ie\/665451\/","title":{"rendered":"So your builder wants \u20ac20k upfront? Here\u2019s when you should worry"},"content":{"rendered":"

\"\"<\/p>\n

\n Shay Lally<\/p>\n

Quantity surveyor<\/p>\n

IN OUR BRAND-NEW series, The Big Reno Clinic, experienced quantity surveyor Shay Lally provides answers and solutions to the big (and little, but important) questions you may have about making the most of your home.\u00a0<\/p>\n

This week\u2019s question<\/p>\n

Our builder wants \u20ac20,000 up front, before he\u2019s even come to site. That can\u2019t be right, can it?<\/p>\n

Shay says<\/p>\n

Short answer: it can be. A deposit is common on renovations, but how it\u2019s structured matters far more than the fact that it exists.<\/p>\n

In my own company, we charge a deposit on any project over a certain value. It\u2019s typically 10% of the overall project value, plus 50% of the cost of windows, plus whatever deposit is required for other items we need to order on the clients\u2019 behalf, like a kitchen or bespoke joinery.<\/p>\n

The exact figure shifts with the value of the works and the cost of what needs to be committed to.<\/p>\n

Why we do it<\/p>\n

Supplier terms. Window suppliers typically ask for 50% before they\u2019ll process an order, and windows and kitchens usually have lead times of eight weeks or more. If they\u2019re not ordered early, there\u2019ll be a delay on site.<\/p>\n

Protection for the contractor. If a builder orders windows with their own money and the client changes their mind, the builder is left with an order nobody wants.<\/p>\n

Commitment on both sides. A deposit makes clients more decisive about windows, kitchens and a start date.<\/p>\n

Once a client\u2019s payment lands, we pay the suppliers and confirm in writing that those items are paid for. And the terms are clear from the outset: our costings include a detailed breakdown and the payment terms, including the deposit, before anyone decides to proceed.<\/p>\n

The trap:\u00a0A deposit with no explanation, no paper trail, or no link to real costs. I\u2019ve seen subcontractors and suppliers quote with no mention of a deposit, then ask for one at the eleventh hour, having never asked before. To me, that\u2019s a red flag for a cash flow issue. I\u2019ve also heard from homeowners who paid a deposit and then struggled to get a contractor to start, or found their windows hadn\u2019t been ordered.<\/p>\n

Where I draw the line: 50% up front on a labour-only contract. When the contractor isn\u2019t buying materials, fixtures or fittings, there\u2019s nothing to put in production, so there\u2019s no reason to take half the money before starting. Some will say, \u201cBut I\u2019m paying the window company 50%.\u201d<\/p>\n

The difference is that the window company is putting a bespoke item into production. A tradesperson asking for half up front for labour isn\u2019t in the same position. Staged payments, tied to milestones or a valuation of completed works, are fair. A 50% payment before a tradesperson starts is a gamble I wouldn\u2019t recommend anybody takes<\/p>\n

Your roadmap before paying a deposit<\/p>\n

Ask for the breakdown. What\u2019s the deposit made up of? Is it a percentage of the contract, an order for specific items, or both?<\/p>\n

Check the terms in writing. Payment terms should be in the quotation from the start, not introduced halfway through.<\/p>\n

Tie the money to real purchases. If it\u2019s for windows or a kitchen, ask for confirmation that the order is placed and paid.<\/p>\n

Do your homework. Research the contractor, and ask for references and recent clients you can speak to. Don\u2019t go with the first contractor who comes along.<\/p>\n

Insist on staged payments after that, linked to milestones or valuations of completed work.<\/p>\n

Key takeaways<\/p>\n

A deposit isn\u2019t a red flag in itself; an unexplained one is<\/p>\n

A typical structure is around 10% of the contract value, plus 50% of bespoke ordered items like windows or cabinetry<\/p>\n

A deposit should be tied to something real: an order being placed or a start date being secured<\/p>\n

A late request for a deposit from someone who never asked before can signal cash flow issues\u00a0<\/p>\n

50% up front for labour only is a gamble. Pay on milestones or valuations instead.<\/p>\n

Shay will be back next Sunday to begin answering our readers\u2019 questions and help them move or improve. Follow more of his work on his popular Houses to Restore<\/a> Instagram account.<\/p>\n