Are Itemized Estimates uncommon?

Question

Have you ever had an issue with getting an itemized estimate from a contractor? I'm beginning to vet contractors and am having an issue finding a contractor that will give me an itemized quote. Any recommendations will be greatly appreciated. I'm in the Orlando, FL area.

JD Martin · Answer

^^What Joe said. Few contractors are going to go through the trouble of telling you they're spending $30 for nails and $300 for boards, etc when a) they may not even get the job, so they spent all that time, b) you will probably use the itemization to try to chew them down a few points on each one, and c) it doesn't leave them a whole lot of room to absorb unknowns unless they make a bigger contingency fund.

There's 2 ways to go: either a total bid job, or a labor only job. That's fair for both sides; you get cost certainty on either materials & labor, or labor only if you're willing to go through the effort of procuring materials, and the contractor either makes a little more profit on the job by being diligent about controlling costs or doesn't have to worry about the things S/he can't control (which is almost always material).

Joe Splitrock · Answer

There is not much value in providing itemized numbers in a quote. It is usually just used as a tool to try to negotiate price down. You should get itemized detail on what the work includes, but total estimate for the job.

JD Martin · Answer

Pretty easy, really. You just agree on what constitutes 25%, 50%, 75% done, etc and pay it out that way. Most of the contractors I work with today get no draw - I pay them when the job is done. But I have done business with them on a lot of houses for a long time. Some contractors it's not unusual to get some kind of deposit (HVAC, for example), but in most places mechanic's liens aren't that much trouble so contractors have built-in protection.

You don't need an itemized quote to determine that demo, electrical or something else qualifies as X% complete. Use your own judgment and work with the contractor. Most reputable contractors don't need your money in draws unless you are talking about multiple 5 figure or more jobs. I have never paid a contractor in draws for jobs under $10k except as mentioned - my HVAC guy, for example, I know is a small one/two man operator and so I will pay him 50% on the front end so he can order and pay for heat pumps and materials. But I have worked with him for years.

If I was having an addition done, I would consider dried-in state - foundation, doors/windows in, framing done, roof in place and shingled - as 50% complete. If you're looking for some kind of example.

David Edwards · Answer

@Alex Powell what are they basing their numbers on? Do you have a set of plans and details that they can reasonably determine their scope of work and develop their bid from? If its an open ended or semi ambiguous project you're going to end up getting either cost plus or inaccurate bids where they will claw back the difference in change orders.

Alex Powell · Answer

@Evan Polaski I don't really understand why you'd get an estimate and then a bid... Mind explaining why you'd ask for both? I wanted quote with break downs of the quote, such as demo, electrical, overall appliance install, and finishing touches, so I could take that and derive a draw schedule that makes sense for both parties. This particular GC didn't want to give me anything itemized at all. He actually wouldn't give me any number until his architect created a drawing, which was almost $1000. There's no way I'm paying someone money before I get a detailed quote.

Evan Polaski · Answer

@Alex Powell, are you talking about an estimate, or a formal bid based on a detailed scope of work?  Estimates will be very bare bones, as mentioned.

As you move from estimate to bid, then you should have a more formalized, itemized (to a certain extent) contract and cost.  As JD mentioned, draws should really only be on LARGE projects.  But I am going to disagree about the 25/50/75% draws.  I do ask for bids that have "demo - $x", plumbing - $y, etc.  And then I will pay based on 100% completion of those lines.  But there is always nuance.  Plumbing and electrical, I will pay a certain amount at "passed rough in" and then a larger amount at "passed final", but this only comes into play on larger, near gut remodels.

Alex Powell · Answer

I'm not asking for "down to the nail" level of detail. I was hoping to get a cost for demo, electrical, appliance install, etc, so I can come up with a draw schedule that makes sense and is fair. If you don't get an itemized quote, how do you come up with an accurate and fair draw schedule?

Are Itemized Estimates uncommon?

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