The 10-point bid checklist
Every line below should be answerable from the written quote — if it isn’t, ask before you sign.
A detailed, line-item scope of work
Not a one-line lump sum. The quote should spell out each part of the job — demo, materials, labor, cleanup — so you can see what you’re paying for and compare bids apples-to-apples.
Materials by brand, model, and grade
Not just “composite decking” but the actual product line, color, and quantity. Vague material specs are where a low bid quietly downgrades quality.
Labor and who does the work
Whether the contractor’s own crew or subcontractors do the work, and whether supervision is included. Ask who your point of contact is.
Permits and inspections
Who pulls the permit, who pays for it, and which inspections are included. A bid that skips permits to look cheaper leaves the liability — and the re-do — on you.
A realistic timeline
A start date, major milestones, and a substantial-completion date — plus what happens if the job runs long. “A few weeks” is not a schedule.
A payment schedule tied to progress
A reasonable deposit (often 10–33%), progress payments at defined milestones, and a final payment on completion. Never pay in full up front, and be wary of large cash-only deposits.
A written warranty
Separate workmanship warranty (the contractor’s labor) and manufacturer warranty (the materials), each with a stated duration. Get it in writing, not a verbal “we stand behind our work.”
License and insurance details
The contractor’s license number, general-liability insurance, and workers’ compensation. If a worker is hurt on an uninsured job, you can be on the hook. Verify the license is active with your state.
How change orders are handled
How mid-job changes get priced and approved — in writing, at a stated rate — before the work happens. This is the single biggest source of budget surprises.
Exclusions and assumptions
What the price does NOT include, and what site conditions it assumes (e.g. “assumes no rot behind the siding”). The exclusions list tells you where a bid can grow.
Red flags to walk away from
Any one of these is a reason to slow down and ask questions:
- A quote far below every other bid — usually a downgrade in materials, missing scope, or a change-order trap.
- Cash only, or a large deposit demanded before any work or materials.
- No written contract, license number, or proof of insurance.
- High-pressure tactics or a “today only” discount.
- A vague, one-line price with no line items or material specs.
- Reluctance to provide references or recent local addresses.
What to check by trade
Beyond the universal checklist, each trade has a few specifics worth confirming in the bid:
- Deck: Confirm the decking brand and line, the railing type, footing depth and count, and whether stairs and permit are included.
- Roofing: Check shingle brand and warranty, underlayment and ice-and-water shield, flashing replacement, decking-repair rate, and tear-off/haul-away.
- HVAC replacement: Verify the equipment model and efficiency (SEER2/AFUE), a load calculation (Manual J), new line set and thermostat, and permit/inspection.
- Window replacement: Confirm insert vs full-frame, the frame material and glass package, exterior capping/trim, and per-window vs whole-job pricing.
- Siding: Check the siding product and color, house wrap, trim and corners, tear-off, and how much sheathing repair is included before it becomes a change order.
- Kitchen / bath remodel: Get an allowance-by-allowance breakdown (cabinets, counters, tile, fixtures), plumbing/electrical scope, and who supplies vs installs each item.
Check the number, not just the checklist
A complete, well-written quote can still be priced too high — or suspiciously low. The fastest way to know is to compare it against an independent planning range before you sign. Every ProjectCostPro calculator returns a low-to-high installed band and a built-in bid-check that tells you whether a contractor’s number lands inside it.
Get your planning range first, then hold the bid up against it and this checklist:
Find your project’s calculator →
Frequently asked questions
What should be included in a contractor’s quote?
A complete quote should include a line-item scope of work, materials by brand and grade, labor, permits and inspections, a timeline, a progress-based payment schedule, written workmanship and material warranties, the contractor’s license and insurance details, how change orders are priced, and a clear list of exclusions. A one-line lump-sum price is a red flag.
How much deposit should a contractor ask for?
A reasonable deposit is typically 10–33% of the job, with the rest paid at defined milestones and a final payment on completion. Be cautious of a demand to pay in full up front or a large cash-only deposit before any materials arrive — that is one of the most common warning signs.
How do I compare two contractor bids?
Put them side by side against a written scope and make sure each covers the same work, materials, and exclusions — a cheaper bid is often cheaper because it downgraded a material or dropped a line item. Then check both against an independent planning range, like a ProjectCostPro estimate, so you can tell a fair bid from one that runs high or suspiciously low.
Should a contractor quote include permits?
Yes. A proper quote states who pulls the permit, who pays for it, and which inspections are included. Skipping permits to lower a bid leaves you with the liability, and unpermitted work can force a costly re-do or complicate a future home sale.
