What moves the cost
Roughly in order of how much each one changes the total:
| Factor | Why it matters | Ask |
|---|---|---|
| Scope | Refreshing surfaces, replacing in place and rebuilding the room are different jobs, with different trades. | What exactly is included, room by room? |
| Layout changes | Moving the sink, range or a wall means new lines, structure, permits and inspections. | Which items need new plumbing, gas, wiring or framing? |
| Cabinets | Construction, material, finish and the amount of custom work change the price more than almost any other choice. | What are the boxes made of, and what is the allowance? |
| Countertops | Material, slab choice, thickness, edges and seams. | Is the slab chosen, or is it an allowance? |
| Appliances and ventilation | Selection, power or gas needs, and a hood that ducts to the outside. | Who buys them, and who connects them? |
| Floors and the subfloor | A new floor shows what is under it. Repairs are the unknown. | What happens if the subfloor needs work? |
| Lighting and electrical capacity | New circuits and a panel that cannot carry them add work. | Does the panel need attention? |
| The age of the house | Older walls hide old wiring, pipes, plaster and lead paint. | How do you handle surprises? |
| Permits and inspections | Fees, the time to apply and the inspection visits. | Who pulls and pays for permits? |
| Living at home | Working around a household takes more time than an empty house. | How will the work be phased? |
Comparing two estimates fairly
- Make sure the scope is the sameLay both estimates next to each other and list what each one includes. A lower number often leaves something out.
- Compare the selections, not just the totalAsk for brands, models and finishes. "Standard cabinets" means different things to different companies.
- Look at the allowancesAn allowance is a placeholder for something not yet chosen. Check that each allowance is realistic for what you actually want.
- Find the exclusionsLook for what the estimate says it does not include: demolition, disposal, permits, painting, flooring repairs.
- Ask who handles permits and who paysFees and the work of applying should be named in the contract.
- Compare the payment schedulesPayments tied to stages of finished work are easier to manage than large amounts at the start.
- Compare warranty and cleanupWhat is covered, for how long, and who to call.
A side-by-side you can print
| Item | Estimate A | Estimate B |
|---|---|---|
| Company and registration number | ||
| What the scope includes | ||
| Cabinets (maker, construction, allowance) | ||
| Countertops (material, slab chosen or allowance) | ||
| Plumbing, electrical and gas work | ||
| Permits and inspections: who handles and pays | ||
| What is excluded | ||
| Payment schedule | ||
| Start and completion dates | ||
| Warranty and cleanup |
Allowances in plain language
Some things cannot be priced until you choose them. The contractor puts in an allowance, a stated amount, and the final cost is adjusted when you choose. Allowances are normal and fair, but only if they are realistic. An allowance set low makes the estimate look better and the final bill worse. Ask for the tile, the fixture or the slab you would actually choose and see how it compares.
Share a range, not a secret
Many homeowners hold their budget back for fear it will be spent. A better approach is to share a range and a list of priorities, and ask what the remodeler would do at each end of it. You learn what the range buys, and the remodeler can show where to spend and where to save.
Questions that expose gaps
Why are two estimates so different?
Usually the scope, the materials or the allowances are not the same. Compare the lists before the totals.
Is the lowest estimate the best one?
Not by itself. A low total with thin inclusions, low allowances or no permit plan can cost more in the end. Compare like with like, and check each contractor.
Should I keep money aside for surprises?
Many homeowners do, especially in older houses. Ask the remodeler how unexpected findings are handled, and require a written change order before any added work.