Three Contractor Quotes, Three Different Prices: What Are You Comparing?

Three contractors can visit the same kitchen and return three very different prices. That does not automatically mean someone is overcharging. They may be pricing different materials, different amounts of preparation or different assumptions about what happens behind the walls.

The useful question is what each price actually buys. Before comparing the totals, give each company the same description of the project and ask for the same categories of information.

Write the job in ordinary language

Describe what needs to change, the spaces involved, the outcome you want and any deadline that matters. Include access limitations, occupied rooms and items you want protected or reused. Identify decisions you have already made and choices that are still open.

For example, replacing a vanity could mean removing the old cabinet, repairing a wall, adjusting plumbing, supplying a countertop and painting. Another proposal might include only installation of a cabinet you provide. A comparison built around “new vanity” would miss most of the difference.

Use one page to compare the proposals

• Preparation: demolition, protection, access and disposal.
• Materials: named products, quantities and any allowances for selections.
• Work: tasks included, relevant subcontractors and responsibility for permits.
• Timing: expected start, sequence and dependencies.
• Changes: how additional work is priced and approved.
• Completion: inspection, cleanup, warranties and a final walkthrough.

Mark an unanswered item as a question. Do not assume a blank means the work is included at no charge. Ask for a revised written scope when a conversation changes the proposal.

Check the business behind the estimate

Virginia DPOR recommends verifying contractor licensing and disciplinary history and obtaining written estimates. Its contractor board distinguishes the license class from the specialty of work a contractor may perform. Use the actual business name and license information, then confirm that the proposed work fits.

Ask who will supervise the job, how to contact that person and how scheduling updates are handled. References are most useful when the prior project resembles yours in size and complexity. Ask what happened when something did not go to plan.

Discuss the uncomfortable scenario now

Ask what happens if concealed damage appears, a selected item is unavailable or the work takes longer. Identify the point at which work pauses for your approval and how the change is documented. Keep the contract, estimate, messages and invoices together.

For a substantial or complicated agreement, a qualified attorney can review the terms before you sign. This article offers a comparison method, not a judgment about a particular contract.

Your next step: circle the largest difference between the proposals and ask both companies to explain it in writing. Often, the explanation is more useful than the price itself.