How to Compare Contractor Bids (and What Drives the Cost)
Ask three contractors to price the same project and you’ll often get three very different numbers. That doesn’t always mean someone is overcharging. Bids often cover different work. Here’s how to compare them fairly.
Make the bids comparable
- Give everyone the same scope. Write down what you want, including sizes, materials and finish level, and share the same list with each contractor.
- Ask for line items. Labor, materials, permits, demolition and disposal, and cleanup should be broken out where possible.
- Check what’s excluded. Allowances (for example, a set amount for fixtures or tile) and exclusions are where bids differ most.
- Compare schedules and payment terms, not just totals.
What usually drives the cost
Remodels and additions
Scope and finish level, whether walls, plumbing or wiring move, permits and engineering, the condition of what’s behind the walls in older homes, and the lead times for cabinets, windows and fixtures.
Roofing
Roof size and pitch, the number of existing layers to tear off, sheathing repairs found during tear-off, material choice, ventilation and flashing details, skylights and chimneys, and gutters.
HVAC and heat pumps
System type (ducted heat pump, ductless mini-split, furnace), equipment size and efficiency, the condition of existing ductwork, electrical panel capacity, and permit requirements. Ask about any available utility or tax incentives, and confirm the details yourself, because programs change.
House cleaning
Home size, condition, frequency (recurring visits usually cost less per visit than a one-time deep clean), and extras like inside appliances or windows.
Questions to ask every bidder
- What’s your Washington L&I registration number? (Then look it up.)
- Who pulls the permits, and are they included in the price?
- Will you use subcontractors? Who are they?
- How do you handle change orders and surprises found during the work?
- What warranty do you offer on labor, and what manufacturer warranties apply?
We don’t publish price ranges, because real local prices change with materials, season and scope. The most reliable number is a written bid for your own project.