A contractor comparing five bids is looking for the one they can trust. Price matters, but a low number with gaps in it costs them more in change orders and delays than a complete bid that's a little higher. Here's how to write a bid that makes the decision easy.
What every subcontractor bid should include
- The scope, in your words. Restate what you're pricing: the areas, quantities and products. If you misread the job, this is where the contractor catches it before it's a problem.
- Inclusions. Materials, labor, disposal, permits, equipment. Say who supplies what.
- Exclusions. The things you're not doing. Be specific: "Excludes decking replacement beyond 3 sheets" beats "Excludes unforeseen conditions."
- Unit prices for unknowns. Rotten decking per sheet, extra layers per square, sheathing per sheet. Unit prices keep surprises from turning into arguments.
- Schedule. Your earliest start date and how many days the work takes. Builders weigh this as much as price.
- Pricing basis. Labor and materials, or labor only.
- Payment terms. Deposit, progress payments and final payment, and what triggers each.
- Warranty. Your workmanship warranty and any manufacturer warranty you register.
- How long the price holds. Thirty days is common. Material prices move.
A sample bid layout
Siding, 2-story colonial, about 28 squares. Remove existing vinyl, install house wrap with taped seams, LP SmartSide lap siding 8 in. exposure, pre-finished, with matching trim at 18 windows, 2 doors and 4 outside corners. Aluminum soffit and fascia, 180 ft. Labor and materials.
Includes: dumpster and haul-away, daily cleanup, building permit. Excludes: sheathing replacement (priced at $65 per sheet installed), paint, gutter removal and reinstall.
Start: week of March 9, about 8 working days. Payment: 30% at material delivery, balance on completion. Warranty: 2-year workmanship plus manufacturer warranty. Price good for 30 days.
Every line answers a question the contractor would otherwise have to ask.
Mistakes that lose bids
- One number, no detail. The contractor can't tell what's in it, so it looks risky.
- Pricing a different job. If you'd do it another way, bid what was asked and offer your option as an alternate.
- Vague exclusions. "Unforeseen conditions" excludes everything, so it reads as excluding everything.
- No start date. A bid without a date often loses to one that has one.
- Bidding late. Many contractors award before the due date when the right bid comes in.
On Contracting Bridge
The bid form has your price, pricing basis and earliest start date, with notes for inclusions, exclusions and unit prices. The contractor sees your Insured and Licensed badges and reviews next to your number. Only that contractor sees your bid. Other bidders never do.
General information, not legal advice. For contract terms, payment and lien rights, talk to a construction attorney in your state.