What every professional GC estimate needs — trade breakdowns, markup, variations, and a free tool to create detailed contractor estimates in minutes.
Create a professional general contractor estimate in minutes — free
Build itemized quotes with labor, materials, and markup. Send as PDF. No credit card required.
Include these in every general contractor quote. Add, remove, or adjust based on the specific job.
A general contractor estimate is typically structured in two ways:
Trade-by-trade breakdown: Each trade (framing, electrical, plumbing, HVAC, roofing, flooring, painting) is listed as a separate line with labor and materials. This is the most transparent approach and works well for remodeling and renovation projects.
Phase-by-phase breakdown: The project is divided into phases (demolition, rough-in, lockup, fit-off, completion), with each phase's total cost listed. Common on new construction and larger renovations.
For most residential remodeling work, the trade-by-trade approach is clearer for clients and better for managing scope creep — if a client wants to reduce budget, they can see which trade lines are adjustable.
Always include a project management line (typically 10–15% of direct costs) unless your management cost is built into each trade markup.
For trades you're subcontracting out, you have two options:
1. Fixed subcontractor price: You've already quoted the sub-trade and include a fixed number. Cleaner for the client, but you absorb any difference if the sub's final cost varies.
2. Provisional allowance: You include an estimated allowance (e.g., 'Electrical: $12,500 allowance — final cost subject to electrician's quote'). This passes cost risk to the client but is more transparent.
For large subcontracted trades, always get at least two quotes. Your markup on subcontracted work (typically 10–20%) covers your coordination, responsibility, and risk.
A 10% contingency line is professional practice on renovation and remodeling projects, and experienced clients expect it. It covers:
- Unforeseen conditions (hidden rot, asbestos, non-compliant wiring) - Minor scope additions that arise during construction - Material price fluctuations on longer projects
State clearly: 'Project contingency: $X. Any unused contingency is returned to the client at project completion.' This reframes contingency as client protection, not a slush fund.
For larger projects, include a formal variation process in your terms: 'Variations to this scope will be quoted in writing before work proceeds. No variation work will commence without written client approval.'
Milestone payments are standard and professional for GC projects. A typical residential renovation structure:
- 20–30% on contract signing (mobilization and materials) - 20–25% on completion of demolition and rough framing - 20–25% on lockup (roof, windows, external cladding complete) - 15–20% on fit-off and internal lining complete - 10% on practical completion (final inspection and defect resolution)
Always tie payments to defined, observable milestones — not to calendar dates. 'On completion of rough-in' is enforceable. 'Three weeks after start' is not, because delays happen.
Include a defects liability period (typically 3–12 months) in your terms, during which you'll fix workmanship defects at no charge.
Itemized line items, PDF output, quote-to-invoice in one click. Purpose-built for general contractors.
Related guide
How to Write a Professional Contractor Estimate