What a general contractor proposal is for
Owners planning an addition or renovation often do not know how finishes drive the price. Three levels on the same structure, with the shell identical and the finishes changing, show exactly what upgrades cost. It turns a stressful budget talk into a choice. It also shows them where they can save without cutting quality.
What to put on a general contractor proposal
- The same structure in each level.
- Finish allowances for each.
- Upgrades that differ.
- Timeline differences.
- One acceptance line.
A worked example
The same rear addition. The shell lines repeat; the finishes change. Price each from your own costs.
Option 1: Good: basic finish. Standard windows, laminate floor, builder-grade fixtures.
| Line | Qty | Unit | Price |
|---|---|---|---|
| Shell: foundation, framing, roof, rough-ins | 1 | each | Your price |
| Standard windows | 5 | each | Your price |
| Interior finishes allowance, basic | 1 | each | Your price |
Option 2: Better: mid-range finish. Better windows, wood-look plank floor, upgraded trim.
| Line | Qty | Unit | Price |
|---|---|---|---|
| Shell: foundation, framing, roof, rough-ins | 1 | each | Your price |
| Mid-range windows | 5 | each | Your price |
| Interior finishes allowance, mid-range | 1 | each | Your price |
Option 3: Best: premium finish. Premium windows, hardwood, built-ins and a vaulted ceiling.
| Line | Qty | Unit | Price |
|---|---|---|---|
| Shell: foundation, framing, roof, rough-ins | 1 | each | Your price |
| Vaulted ceiling framing | 1 | each | Your price |
| Premium windows | 5 | each | Your price |
| Built-in cabinetry | 1 | each | Your price |
| Interior finishes allowance, premium | 1 | each | Your price |
Keep the shell identical in all three so the owner sees finishes are the only difference.
Line items general contractors use
| Line item | Unit | How to write it |
|---|---|---|
| General conditions | month | Supervision, temporary facilities, insurance and site costs for the job's duration. |
| Site work and excavation | each | Clearing, digging and grading. |
| Foundation | each | Footings, walls or slab per plan. |
| Framing | each | Walls, floors and roof structure. |
| Roofing | square | By subcontractor; material and warranty. |
| Windows and exterior doors | each | Allowance or specified models. |
| Plumbing, by licensed subcontractor | each | Rough and finish. |
| Electrical, by licensed subcontractor | each | Rough and finish. |
| HVAC, by licensed subcontractor | each | Equipment and ductwork. |
| Insulation and drywall | sq ft | R-values per code; finish level. |
| Interior finishes allowance | each | Flooring, trim, paint, fixtures. |
| Permits, plans and inspections | each | Building department fees and any engineering. |
| Dumpster and final cleaning | each | Debris removal and a clean handover. |
| Overhead and profit | each | Shown separately or built into the lines. |
Terms and deposit language for general contractor
- Deposit. A deposit at signing secures the schedule and covers early costs such as permits and engineering. Many states limit deposits and set contract requirements for home improvement work, so check yours.
- Payment. Progress payments tied to milestones or a schedule of values, with retainage if agreed, and final payment at substantial completion and punch list.
- Warranty. State your workmanship warranty period and how claims are made; subcontractor and product warranties pass through to the owner.
- Allowances: selections above the allowance are billed by change order.
- Hidden conditions and owner changes are priced by written change order before the work.
- Schedule depends on permits, inspections, weather and material lead times.
How to fill it in
- Fill in the customer and the job.
- Check each option's name, its one-line difference and its lines.
- Add your prices; each option totals on its own.
- Set tax, the deposit and the good-until date.
- Print it, download it, or send it from Koira so the customer can pick and sign on the phone.
Free tools for general contractor
- Markup calculator
- Profit margin calculator
- Demolition cost calculator
- Foundation repair cost calculator
- Deck cost calculator
The same proposal for other trades: appliance repair, auto detailing, carpet cleaning, chimney, house cleaning, commercial cleaning, concrete, drywall, electrical, fence, flooring, garage door, gutter, handyman, hvac, irrigation, junk removal, landscaping, lawn care, locksmith, moving, painting, pest control, plumbing, pool service, pressure washing, remodeling, roofing, septic, snow removal, solar, tree service, waterproofing, window cleaning.