Cost guides · 5 min read
Building materials and suppliers, explained
Materials are typically 35 to 45% of a building project, yet most homeowners never see how that side works. Here is the honest version: who supplies what, how trade pricing works, and where supplying your own actually saves money.
Who supplies what
- Builders' merchants: structural materials, timber, blocks, plaster, insulation. Trade accounts price well below walk-in retail.
- Specialist suppliers: steels cut to the engineer's spec, glazing made to measure, roofing systems.
- Showrooms and retail: kitchens, sanitaryware, tiles and flooring, where you choose the look.
What things cost in 2026
| Materials for… | Typical share of project cost |
|---|---|
| Structure (timber, steel, blocks, concrete) | 12% to 18% |
| Roofing and external envelope | 8% to 12% |
| Glazing (windows, bi-folds, rooflights) | 6% to 12% |
| Kitchens, bathrooms and fitted joinery | 10% to 18% |
| Finishes (plaster, flooring, tiles, paint) | 8% to 12% |
Prices have settled since the sharp rises of recent years, but glazing, steel and quality timber still reward ordering early: lead times, not prices, are what quietly wreck programmes.
Supply and fit, or supply your own?
Supplying your own kitchen, tiles or sanitaryware can save money if you catch a genuine sale, and we fit customer-supplied items happily. The catches: you own delivery timing, damage and shortages, and a missing basin tap can stall a finished bathroom for a fortnight. For structural materials, let the contractor supply: the trade pricing, the spec responsibility and the timing all belong together.
How we handle it
We buy through trade accounts and our quotes are itemised, so you can see materials thinking in every line. Bring your own kitchen or let us supply it, we will price both ways and tell you honestly which is better value.
Frequently asked questions
Do builders mark up materials?+
Most price materials with a handling margin, and that is legitimate: sourcing, delivery coordination, returns and waste all take real time. What matters is an itemised quote so you can see the numbers rather than guess.
Can I use my own kitchen or bathroom supplier?+
Yes. We fit customer-supplied kitchens and sanitaryware regularly. We will tell you what needs to be on site by when, and what the risks are if it is late.
Are material prices still rising in 2026?+
They have broadly stabilised compared with the spikes of a few years ago, though energy-intensive products and bespoke glazing still move. Long lead-time items are the bigger risk to a programme than price movement.