Free remodeling proposal template with trade-by-trade scope, allowances, permit lists, and milestone payment schedules. Edit and send in minutes with BidMaker.
Remodeling proposals are where most contractor-client relationships either solidify or fall apart. The proposal that lists 'master bath remodel: $18,000' and leaves it at that will produce a dispute about what was included. The proposal that breaks out demo, plumbing rough-in, electrical, tile, vanity install, and finish work as separate line items with separate costs gives both parties something to point to when questions come up. Bathroom remodels run $10,000-$35,000. Kitchen remodels run $25,000-$75,000. Basement finishes run $20,000-$50,000. The range is enormous because 'remodeling' covers everything from a cosmetic refresh to a gut-and-rebuild. A detailed proposal doesn't just protect you from disputes — it's often what closes the job. Clients comparing two bids will choose the contractor who showed their work over the one who handed them a single number.
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Proposal from
Renewed Spaces Remodeling
Prepared for
Frank & Susan Deluca
Master Bathroom Remodel
Demo: remove tub, toilet, vanity, tile (floor and walls), ceiling fan Plumbing: relocate shower valve, install curbless shower drain, reconnect toilet and vanity supply Electrical: add GFCI outlets, new exhaust fan with humidity sensor, recessed lighting (4 cans) Tile: 48 sq ft shower surround, 55 sq ft floor Finish: install vanity, mirror, fixtures, accessories
Tile (floor + shower): $1,400 Vanity + mirror: $1,800 Fixtures (faucet, shower valve, accessories): $900 Contingency (10%): $1,450
Building permit, plumbing permit, electrical permit — all pulled by Renewed Spaces. Permit fees: $420 (estimated). All inspections coordinated by contractor.
Deposit: $3,625 (25%) Demo complete: $3,625 Rough-in inspections passed: $3,625 Substantial completion: $3,625 Total: $14,500
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Scope each trade separately. Plumbing, electrical, tile, and carpentry are different budgets with different timelines. A single-line 'bathroom remodel: $18,000' tells clients nothing.
Show the permit list. Remodels often need 3-4 permits (building, plumbing, electrical, mechanical). Listing them shows you're running a clean job.
Include lead time for specialty items. Custom tile takes 4 weeks; a specific vanity takes 6. If the project timeline depends on a lead item, put the order date on the proposal.
Build in a 10% contingency line item. Not hidden — right on the proposal. Clients who see 'contingency: $1,800' accept it. Clients who get a surprise change order for $2,000 get angry.
Photograph the as-built condition of walls you open. You'll find previous work that doesn't meet code. Document it before you close the wall.
Separate client-selected materials from contractor-supplied materials. The tile the client picks at the showroom, the vanity from Wayfair, the faucet from the plumbing supply house — each is a decision point that affects both cost and timeline. List them as allowances so clients know exactly where their choices affect the budget.
Include a living conditions clause. A kitchen remodel means no kitchen for 3-6 weeks. A bathroom remodel means one fewer bathroom. State what areas of the home will be inaccessible and for how long. Clients who don't plan for this create daily friction with the crew.
Define 'substantial completion' vs. 'punch list.' Substantial completion means the space is functional and usable. The punch list is the final 2-5% of cosmetic items (touch-up paint, caulk, hardware adjustment). Final payment should be tied to substantial completion, with a small holdback (5-10%) for punch list items. This protects both sides.
Put the payment schedule front and center, not in the fine print. Milestone-based payments (not calendar dates) protect both sides. When rough-in inspections pass, the draw is earned. Both parties know exactly when each payment is triggered — no ambiguity, no argument.
Specify who delivers what. If the client is supplying their own tile, vanity, or appliances, write delivery dates and staging requirements into the contract. A contractor waiting on a backordered faucet has no leverage unless the delay is documented as the client's responsibility.
Every strong home remodeling proposal covers these elements. Skip one and you'll likely answer for it later.
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Home Remodeling pricing guide →A cosmetic refresh (new vanity, toilet, fixtures, paint) runs $5,000-$10,000. A mid-range gut remodel (new layout, tile, custom shower, heated floors) runs $15,000-$30,000. A high-end master bath with custom tile work, freestanding tub, frameless glass, and premium fixtures runs $30,000-$50,000+. The biggest cost drivers are tile labor ($10-$25/sq ft installed), plumbing relocations ($500-$2,000 per fixture moved), and custom glass shower enclosures ($1,200-$3,500).
A minor kitchen refresh (paint, new hardware, countertops, appliances) runs $10,000-$25,000. A mid-range remodel with semi-custom cabinets, quartz countertops, tile backsplash, and updated appliances runs $30,000-$60,000. A full gut remodel with layout changes, custom cabinets, luxury countertops, and high-end appliances can run $70,000-$130,000+. Cabinet cost alone ranges from $8,000 (stock cabinets) to $35,000+ (custom). Labor typically accounts for 30-40% of the total project cost.
Yes, in most cases. Any work involving plumbing changes, electrical work, or structural changes requires permits. Moving a sink, adding a circuit, removing a wall — all need permits. Cosmetic work (painting, replacing fixtures in place, swapping out tile without touching the substrate) typically doesn't. Working without permits creates problems at resale: the buyer's inspector will flag unpermitted work, and you may be required to open walls to bring it up to code. A licensed GC includes permits in the proposal — if they don't mention permits, ask.
A bathroom remodel takes 3-6 weeks from demo to punch list. A kitchen remodel takes 6-12 weeks. A basement finish takes 6-10 weeks. These assume permits are pulled before the start date and materials are ordered on time. The two things that blow timelines: custom materials with long lead times (6-10 weeks for custom cabinets) and hidden conditions behind walls (out-of-code plumbing, knob-and-tube wiring, water damage). A contingency of 2 weeks on any remodel timeline is reasonable.
An estimate is a rough number from a walkthrough. It's not a commitment. A proposal is a detailed scope of work with specific materials, trade-by-trade pricing, a payment schedule, and a timeline. Never pay a deposit on an estimate. If the contractor can't show you the scope broken out by trade with real numbers, they haven't done the design work yet.
Yes, and the contractor who includes one without being asked is the one you want to hire. 10% of the project cost is standard. On a $25,000 bathroom remodel, that's $2,500 set aside for surprises behind walls, code upgrades the inspector requires, or minor scope adjustments. If you don't use it, you don't pay it. If you don't budget it and a surprise hits, that's a panicked change order conversation in the middle of your project.
Line by line, trade by trade. If one contractor gives you a single number and another gives you a breakdown by trade with material allowances, they're not comparable. Ask the lump-sum bidder to break it out. Then compare: demo cost, plumbing rough-in cost, tile labor rate per square foot, fixture allowances. The low bid often excludes items the others included. The proposal format in this template forces the detail that makes real comparison possible.
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