What goes in a remodeling estimate
A remodel has more moving parts than most jobs, and a homeowner holding three bids wants to see what each one actually covers. A good remodeling estimate spells out:
- The scope, room by room, with measurements and what's coming out and what's staying.
- Demolition and disposal, with the dumpster or haul-away as its own line.
- Each trade on its own line: framing, plumbing, electrical, drywall, tile, trim and paint.
- Allowances for what the client picks, like tile, vanities, cabinets, countertops and faucets, each with a dollar amount.
- How hidden damage is handled, such as rotted subfloor or old wiring behind the walls.
- Permit, schedule, payment schedule and what's not included.
Typli drafts all of this from the notes you'd jot down on the walkthrough. You check the prices, change anything you like, and send it.
Allowances vs fixed prices
Price what you control as a fixed number: demolition, labor, rough-in, drywall and the materials you buy. Anything the client hasn't picked yet goes on as an allowance, a dollar amount your price is built on: "tile allowance, $6 a square foot" or "fixture allowance, $2,400." When they choose, the difference goes up or down on the final bill.
Set allowances for what the client is really shopping for. A low allowance makes your number look better, then turns into an argument when the tile they love is $14 a foot. Say whether each allowance is material only (most are, with installation on its own line), and put tile waste in the quantity: 110 square feet of material for 100 square feet of tile work.
Pricing what's behind the walls
You won't know what's under the floor until demo day. Don't guess and bury it in the price. State your assumption ("price assumes the subfloor and framing are sound") and put a unit price on the likely problems: "subfloor replacement, $175 a sheet as found." The homeowner knows the cost before you open the wall, and you're not negotiating with the room torn apart.
In homes built before 1978, work that disturbs paint falls under the EPA's lead-safe renovation rules, and old vinyl tile and textured ceilings can contain asbestos. Check your local rules and price the extra time in.
Change orders and permits
Once work starts, the client will ask for extras: a shower niche, another outlet, a different vanity. Write each change down with its price and its effect on the schedule, and get it approved before you do the work. Say on the estimate that changes are handled this way.
Moving plumbing, adding circuits or changing walls usually needs a permit; painting or swapping a faucet usually doesn't. Rules vary by city, so check with your building department. Put the permit fee on its own line and leave room in the schedule for inspections.
Tips for estimates that win the job
- Make allowances easy to shop to. "Vanity allowance, $900, 36 inch with top" gives the client a number to take to the store.
- List what's not included, like appliance hookup, moving furniture, or repairs beyond the stated allowances.
- Tie payments to phases, not dates. "25% deposit, 50% when tile starts, balance on completion." The homeowner sees where the money goes.
- Account for lead times. A kitchen can't start until the cabinets arrive. Give a timeline you can keep.
Frequently asked questions
Is the remodeling estimate generator free?
Yes. Drafting is free, with no account needed. To download the PDF or send a link, create a free account; free accounts can save 3 documents a month. Paid plans save unlimited documents, add your logo and remove the Typli footer.
Can I use my own prices?
Yes. Save your hourly rate and price list in your details and every estimate uses them exactly. You can also put prices in your notes ("tile labor $20 a square foot, demo $2,600") and the draft uses them. Every line and price can be edited before you send it.
Can I send it to the homeowner?
Yes. Download a PDF to email or print, or send a link the homeowner can open on their phone.
Does it handle allowances?
Yes. Put each allowance in your notes ("tile allowance $6 a square foot, fixture allowance $2,400") and the draft lists it as its own line. You can change the amounts and wording before you send it.