How detailed should scope of work be?

Question

How detailed should my scope of work be when I'm walking the house with a contractor? I had two contractors put together bids on Friday, but I did a poor job of prepping beforehand. My mistake. There was a lot of "Well maybe I want this or that," and "how much would that cost?" Obviously those bids are going to come back higher than if I had a firm plan, right?

My thought is I need to have a firm, detailed scope that I can hand the GC as he walks in the house. Should this have measurements? SKUs of actual materials?

I'm a beginner, so I don't have established relationships where I can trust a contractor to make valuable decisions for me.

Thanks

Glenn Espinosa · Answer

The real question is: When are you coming to my neck of the woods, Aaron?

Zach Whitt · Answer

Randy- thanks for the help.

That's a great question. Which is which? I get conflicting answers, but I think this is more of a remodel.

My first rehab.
2266sf, $260k arv.
3/2.5/2 + pool

Kitchen needs new counters, appliances, floor, maybe new cabinets although the layout will stay the same, so I want to repaint.

Living room is currently carpet will be replaced with tile or wood

Master bath needs the most work- the tub will be removed and a larger shower added. Closet will be expanded into the place that once housed the tub. Needs new floor and vanity.

1/2 bath needs tile floor.

Full bath will get a new shower/tub surround and new countertop/sink only.

All bedrooms will get new carpet, fans, and fresh paint.

Game room area needs new carpet and paint.

The biggest "if" is in the first floor layout- there's a non load bearing wall dividing the kitchen and dining area/living room. This wall will most likely be either: removed, turned into a half wall, or the door will be widened into a large opening.

The other "if" turns this into a larger job. The second story is a lofted gameroom setup looking out over the dining room and kitchen. A possibility is to turn that opening into a closed off second story. The ceiling slopes but we could add ~100sqft before the ceiling is less than 5ft in the newly-created 2nd floor. This would serve to 1) add area 2) give the kitchen and dining room a more proper ceiling but 3) would make this job far, far more complicated and expensive.

Randy F. · Answer

Hey Zack,

Would you want to share with us what your rehab looks like? Are you remodeling or renovating? An idea of the extent of the project will help us help you. I can assume that since you are following Aarons advice on architects, you are doing structural work? Is the work being permitted? Is this your first rehab? How did you come up with your pre-purchase rehab estimate? What do those numbers look like? Anything youre willing to share will help us to know what your level of knowledge and experience is. The larger and more complicated the job is, the more costly the surprises can be. You may as well us the experience found here to your greatest benefit.

Zach Whitt · Answer

I am doing some moving around, so I'm meeting two architects at the house this evening to give me a bid for plans. I was under the impression that a contractor would do this, and I'm guessing they will, but there would be a charge.

I have a scope of work written up on my own, but I have no details about materials and fixtures. It looks like the best thing I can do is go to a store and familiarize myself with the level of materials I think are appropriate for the house. This way I can send the GC in a certain direction when he bids for that scope.

Aaron McGinnis · Answer

How I do it -

If any walls or fixtures are moving, or an addition being done... STOP. The bidding process is OVER until an architect is involved or at the very least some buildable plans are presented to me. If the customer doesn't have an architect or the ability to create plans, I will give them a design proposal bid which includes the cost of the plans and the total target cost of the project.

If we're talking about an "In place" project, I will take every possible measurement and have a lengthy conversation about ARV and fixture/trim expectations, then go back and do a line-item detailed bid for the project that includes ALL materials, labor, fixtures, etc... noting that we're working on brushed nickle, chrome, or what have you. (We run plenty of projects and know how to bid fixtures based on ARV.)

If the project is particularly high-end or specialty, I'll let the customer know that the fixture prices are "Reasonable estimates" and that our design team will present them with some options that will be below, at, and above the ballpark estimate.

If a contractor doesn't want to give a specific and detailed (AKA: Line itemed) scope of work, they are setting themselves, you, and the project up for failure. How can you possibly agree to a price if you don't know what the scope is? How can the contractor possibly write a bid without knowing all the details and having all the measurements?

They can't. They're guessing or ballparking and their number will increase later on, or you'll have some nasty surprises when you ask "What about this or that?" and they say, "We didn't have that in our original scope...."

Zach Whitt · Answer

Good advice, thank you.

I've had one contractor mention- "We're not going to measure everything and count every single piece of finish out and hardware before we get started on the work." This GC was also unwilling to provide a breakdown of costs, instead preferring to give one lump sum amount. This all seems like a big red flag to me.

Concerning making my own list of actual materials. When it comes to things like toilets, door knobs, lights, etc. Does a typical contractor have access to new items cheaper than I would with a bulk discount from a big store (Home Depot)?

Ned Carey · Answer

No, it is just as likely they will be low bids to get the job. Then they'll hit you up with change orders.

Your scope should be as detailed as you can make it. However when you are new you may need the contractor to guide you becuase you don't know what things cost and what makes the most sense. However if the contractor is guiding you,  their quote should be detailed.

Yes SKU numbers are ideal. Again good contractors know where to source materials at the best prices so their guidance may help.

Some things should be spelled out specifically but with many things you can simply say Do X "to code"

Good luck - Ned

How detailed should scope of work be?

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