What a remodeling estimate is for
Remodel customers worry about two things: the price growing and the job dragging on. An estimate that breaks the work into trades, shows allowances clearly, names what stays and what goes, and lists permits answers both worries. It is also the document you will point to every time a change order comes up, so it should be specific.
What to put on a remodeling estimate
- The scope, room by room, and what stays.
- Each trade's work as its own line.
- Allowances for items the customer will choose.
- Permits and inspections.
- How hidden conditions are handled.
- Payment schedule by milestone.
- The estimated schedule and lead times.
A worked example
A primary bath gutted to the studs: new tile shower, double vanity, tile floor, new fan and lighting. The customer has not chosen tile or fixtures yet, so those are allowances.
| Line | Qty | Unit | Price |
|---|---|---|---|
| Demolition to studs and haul-away | 1 | each | Your price |
| Plumbing rough-in and finish, shower and double vanity | 1 | each | Your price |
| Electrical: fan, lights and outlets | 1 | each | Your price |
| Shower waterproofing and tile setting | 110 | sq ft | Your price |
| Floor tile setting | 70 | sq ft | Your price |
| Tile allowance | 180 | sq ft | Your price |
| Vanity, top and fixtures allowance | 1 | each | Your price |
| Permits and inspections | 1 | each | Your price |
The tile allowance is per square foot so the customer can see what fits it. If they pick tile above it, the difference goes on a change order, which you say in the terms.
Line items remodelers use
| Line item | Unit | How to write it |
|---|---|---|
| Demolition and haul-away | each | Say what stays: cabinets, flooring, fixtures. |
| Dumpster | each | Size and how long it stays. |
| Framing changes | hour | Walls moved or added; say whether walls are load bearing. |
| Plumbing rough-in and finish | each | By a licensed plumber where required. |
| Electrical rough-in and finish | each | By a licensed electrician where required. |
| Drywall hang, tape and finish | sq ft | Level of finish. |
| Cabinets, supply and install | ft | Linear feet; brand and door style. |
| Countertops, fabricate and install | sq ft | Material, edge and sink cutouts. |
| Tile, floor or wall | sq ft | Tile allowance per square foot, plus setting. |
| Flooring | sq ft | Material and underlayment. |
| Fixtures allowance | each | Allowance amount the customer picks within. |
| Paint | sq ft | Walls, ceilings and trim in the remodeled space. |
| Permits and inspections | each | Building, plumbing and electrical as required. |
| Project management and cleanup | day | Daily site cleanup and coordination. |
Terms and deposit language for remodeling
- Deposit. A deposit at signing secures the schedule and orders long-lead items like cabinets. Many states limit home improvement deposits and require specific contract language, so check your state's rules.
- Payment. Progress payments tied to milestones such as demolition, rough-in inspection, cabinets set and substantial completion, with a final payment after the punch list.
- Warranty. State your workmanship warranty and that products carry their makers' warranties. Say how warranty requests are made.
- Allowances: if the customer picks items above the allowance, the difference is a change order.
- Hidden conditions behind walls and floors are priced by change order before the work.
- Lead times for cabinets, tile and fixtures can move the schedule; say how you communicate it.
How to fill it in
- Put in your business details once; this browser keeps them for every template.
- Fill in the customer and the job.
- Change the line items to fit this job and add your prices.
- Set tax, the deposit and the good-until date.
- Print to PDF, download Word or CSV, or send it from Koira.
Free tools for remodeling
- Flooring cost calculator
- Drywall cost calculator
- Demolition cost calculator
- Markup calculator
- Profit margin calculator
The same estimate for other trades: appliance repair, auto detailing, carpet cleaning, chimney, house cleaning, commercial cleaning, concrete, drywall, electrical, fence, flooring, garage door, general contractor, gutter, handyman, hvac, irrigation, junk removal, landscaping, lawn care, locksmith, moving, painting, pest control, plumbing, pool service, pressure washing, roofing, septic, snow removal, solar, tree service, waterproofing, window cleaning.
More for remodelers: how remodelers run on Koira.