Getting Accurate Contractor Bids

While it’s easy enough to get a contractor to come out and do a bid for a remodel, but let’s be honest, contractors are constantly in direct competition and it’s unrealistic to think they are going to know exactly the product involved, the surprises that will come up along the way, and what will happen in the design that complicates things.
I work with the BEST contractors! They are honest, have excellent follow through, and are highly communicative. BUT, they often bid low. Who wouldn’t?! So, how do you ensure your bid is accurate without paying a few thousand for a design that you may not even go through with?

Sketch your plan
I know, I know- you’re not a designer! And, chances are good that if you hire a designer, we’ll find an alternate layout that you hadn’t considered and may work better for your space. BUT, doing a quick doodle will tell the contractor whether you are expecting changes to the interior architecture and if major plumbing or electrical work will be needed.
If you are serious about the project and know that you absolutely will be doing it, I recommend working with a designer to generate the proper drawings and product selections. With those specifications presented to the contractor, a bid should be fairly accurate. Design fees are rarely based on your budget. They are what they are (well, mine are!). This truly is the only way to get a truly accurate bid.

Many times we’re right in the middle. We know that we’ll do the project at some point, but there are questions as to whether we’ll do it now or next year. Or, we need an idea of how much of a loan to take out. In this instance, working with a designer to simply generate a few conceptual layouts may help.

Share Images and Be Specific
Images of spaces will give an idea of finish expectations. Tell them what you like about each image. Make sure they are listening and noting these expectations
Talk about the grade of the products you want. Where are you wanting to splurge? When you say you want a new refrigerator, what features must that refrigerator have? When you say you want wood floors, don’t think that they are reading your mind. Tell them if you want REAL solid hardwoods, not snap together laminate or veneers. Saying you want to change your existing fireplace to look like stone can mean so many things. Do a little pre-shopping to get an idea of manufacturers and materials you like and envision in your space.

While it’s possible- that does not mean that it should be done. The value of your home should be considered when deciding whether a design renovation should be tackled.

Ask for Finish and Fixture Allowances
A contractor will usually tell us the expected cost of materials and labor, so ask them to include allowances for finishes and fixtures based on your images and noted manufacturers.  This is where surprises often pop up. The contractor estimates for a $500 tub, and the homeowner wants a mud-set shower with a custom niche, body sprays, a rain shower head, a built in bench, and a custom glass shower door. Conveying your expectations will keep the bid as realistic as possible.

Ask Them to Look for Any Potential Issues
If they see a spot that could be water damage, ask them to include that. If they say “we’ll have to see if this is knob and tube wiring”, tell them to please bid as though it is. These are the surprises that pull projects over the budget. While not everything can be predicted, planning for the worst can never be a bad thing!

Share the Budget?

I honestly believe that if you share all this information, you won’t need to share your budget. Pricing should be realistic based on your expectations and needs. I know hundreds of designers and contractors who would smack me on the back of the head for saying this, but I admit that I am atypical in this way. Many designers will say that we need to know your budget so that we know whether we want to recommend a Pfister faucet or American Standard. But, frankly- I don’t usually ask for a budget (unless expectations are unclear). I select product based on your requests and your images. If the product total comes out high, I make adjustments, but I always shoot for your dreams first and we work our way down to meet your budget.

Contractors will want the budget so that they know the quality and extensiveness of work you want. But, if you communicate your needs, I think that it is in your right to keep the budget to yourself.

To learn about Rachel Waldron’s interior design services, contact her at 206.249.9860 or rachel@waldrondesigns.com