3 Free GC Estimate Templates + Markup Guide (2026)

As a general contractor, your estimate is the first real test of your credibility. Homeowners and commercial clients compare your numbers against two or three other bids. If your estimate looks sloppy, vague, or incomplete, you lose the job before your skills ever come into play.

The challenge for GCs is scope. Unlike a single-trade contractor who prices one type of work, you are pricing demolition, framing, multiple sub trades, finishes, fixtures, permits, and project management all in one document. That is a lot of line items, and missing even a few can cost you thousands.

These templates cover three common project types: a residential whole-home remodel, a new home build, and a commercial tenant improvement. Each one includes realistic costs, sub allowances, and markup formulas you can adjust to fit your market.

TL;DR: What You Get in This Guide

• 3 ready-to-use GC estimate templates with realistic 2026 pricing for residential remodels ($154K), new builds ($334K), and commercial TI ($164K)
• Markup and profit margin breakdown showing exactly how to calculate 35-50% gross margin
• Multi-trade estimating process so you stop missing line items when coordinating 8+ subs
• Software vs. spreadsheet comparison to help you decide when to upgrade your estimating workflow
• 8 common GC estimating mistakes that eat your profit (and how to fix them)

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How to Estimate a Job as a General Contractor

Building a solid estimate as a GC is different from estimating as a single-trade sub. You are responsible for the full picture: every trade, every phase, and every dollar. Here is the step-by-step process that experienced general contractors follow.

Step 1: Walk the Job and Document Everything

Before you open a spreadsheet, get on site. Measure the space. Take photos of every wall, ceiling, floor, and mechanical system you can see. Note existing conditions that might cause problems: old wiring, water stains, cracked foundations, outdated plumbing. If it is a remodel, open a few outlets and check the wiring type. Look in the attic. Check the crawl space. The more you know now, the fewer surprises you eat later.

Step 2: Break the Project Into Phases and Trades

Divide the work into logical chunks. For most GC projects, that means: pre-construction and permits, demo, structural, electrical, plumbing, HVAC, drywall, painting, flooring, fixtures, and final items. Each phase becomes a section in your estimate. This structure keeps your numbers organized and makes it easy for the client to understand where their money goes.

Step 3: Get Real Sub Bids

Do not guess at sub costs. Call your subs, send them the plans, and get written bids. For electrical work alone, the spread between a low bid and a high bid can be 30-40%. Using allowances is fine for a ballpark, but your final number to the client should be built on real bids from people who will actually do the work.

Step 4: Price Your Self-Performed Work

For any work your own crew handles, estimate labor hours per task and multiply by your burdened labor rate (hourly wage plus taxes, insurance, workers comp, and benefits). Add materials with a 10-15% waste factor. Do not forget small items like fasteners, adhesive, caulk, and tape. They add up fast.

Step 5: Add Overhead, Profit, and Contingency

Your overhead rate covers the cost of running your business. Your profit margin is what you actually earn. Apply both to your total direct costs. Then consider adding a contingency line, especially on remodels where hidden conditions are common. A solid budget template can help you track these numbers across projects.

Step 6: Write Clear Scope Notes and Exclusions

Every estimate should spell out exactly what is included and what is not. List exclusions like furniture, landscaping, or appliance upgrades. Define what “complete” means for each phase. Clear scope notes prevent disputes and protect your margin when the client asks for extras.

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GC Estimate vs. Subcontractor Estimate: What is Different?

If you have worked as a sub before stepping into the GC role, you already know how to price your own trade. But a GC estimate is a different animal. Here is how they compare:

Scope. A sub estimates one trade. A GC estimates every trade on the project, plus the coordination between them. You are responsible for the full scope of work, not just your piece.

Sub management. Your estimate includes costs for trades you will never touch yourself. You need to collect, compare, and mark up sub bids. You also carry the risk if a sub walks off or blows their number.

Overhead structure. Subs typically have lower overhead because they show up, do their work, and leave. GCs carry office costs, project management time, insurance for the full project, and general conditions like dumpsters, temporary power, and portable restrooms.

Schedule risk. As the GC, delays in any trade affect your bottom line. Your estimate needs to account for the time you spend managing the schedule and keeping everyone on track.

Client communication. Subs rarely talk to the homeowner. GCs handle every question, every change request, and every concern. That time costs money and should be reflected in your numbers.

The bottom line: if you price a GC job the way you priced sub work, you will leave money on the table every time.

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How to Use These Templates

Each template is organized by project phase: pre-construction, structural, mechanical/electrical/plumbing (MEP), finishes, and final costs. Here is how to get the most out of them:

1. Walk the project and document existing conditions with photos and measurements.
2. Get sub bids for any trade you will not self-perform. Plug real numbers into the template.
3. Adjust unit costs to match your local labor rates and material pricing.
4. Apply your overhead and profit to the total direct costs.
5. Add scope notes that clearly define what is included and excluded.

The costs shown are mid-range estimates for the U.S. market in 2026. Your area may be higher or lower. Always verify pricing with your subs and suppliers before sending a live estimate.

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Template 1: Residential Whole-Home Remodel Estimate

This template covers a 2,000 sq ft residential remodel including kitchen, two bathrooms, flooring, and painting throughout. Structural changes include removing one load-bearing wall and adding a beam.

Pre-Construction and Demolition

Line Item	Quantity	Unit	Unit Cost	Total
Architectural plans and engineering	1	lot	$3,500.00	$3,500.00
Permits (building, electrical, plumbing)	1	lot	$2,800.00	$2,800.00
Interior demolition	2,000	sq ft	$3.50	$7,000.00
Dumpster rental (20-yard, 3 pulls)	3	each	$450.00	$1,350.00
Temporary protection (floors, fixtures)	1	lot	$800.00	$800.00
Pre-Construction Subtotal				$15,450.00

Structural and Framing

Line Item	Quantity	Unit	Unit Cost	Total
Load-bearing wall removal with LVL beam	1	each	$4,500.00	$4,500.00
Framing repairs and modifications	1	lot	$3,200.00	$3,200.00
Subfloor repair/replacement	400	sq ft	$4.00	$1,600.00
Structural Subtotal				$9,300.00

Mechanical, Electrical, and Plumbing (Subs)

Line Item	Quantity	Unit	Unit Cost	Total
Electrical rough-in and finish (sub)	1	lot	$12,000.00	$12,000.00
Plumbing rough-in and finish (sub)	1	lot	$9,500.00	$9,500.00
HVAC modifications (sub)	1	lot	$4,500.00	$4,500.00
MEP Subtotal				$26,000.00

Finishes

Line Item	Quantity	Unit	Unit Cost	Total
Drywall (hang, tape, finish)	4,500	sq ft	$2.75	$12,375.00
Interior painting (walls and trim)	2,000	sq ft	$3.50	$7,000.00
Hardwood flooring (material and install)	1,200	sq ft	$9.00	$10,800.00
Tile flooring - bathrooms (material and install)	200	sq ft	$14.00	$2,800.00
Kitchen cabinets (mid-grade, installed)	20	lin ft	$350.00	$7,000.00
Kitchen countertops (quartz, installed)	45	sq ft	$85.00	$3,825.00
Kitchen backsplash (subway tile)	30	sq ft	$18.00	$540.00
Bathroom vanities (2, installed)	2	each	$1,200.00	$2,400.00
Bathroom tile (shower walls, 2 baths)	300	sq ft	$16.00	$4,800.00
Interior doors (material and install)	12	each	$350.00	$4,200.00
Trim and baseboard	500	lin ft	$4.50	$2,250.00
Finishes Subtotal				$57,990.00

Fixtures and Appliances

Line Item	Quantity	Unit	Unit Cost	Total
Kitchen appliance package	1	lot	$4,500.00	$4,500.00
Kitchen sink and faucet	1	set	$650.00	$650.00
Bathroom fixtures (2 baths, complete)	2	sets	$1,800.00	$3,600.00
Light fixtures (12 locations)	12	each	$175.00	$2,100.00
Hardware (knobs, pulls, hinges)	1	lot	$600.00	$600.00
Fixtures Subtotal				$11,450.00

Summary

	Amount
Pre-Construction and Demo	$15,450.00
Structural and Framing	$9,300.00
MEP (Subs)	$26,000.00
Finishes	$57,990.00
Fixtures and Appliances	$11,450.00
Direct Cost Subtotal	$120,190.00
Overhead (15%)	$18,028.50
Profit (12%)	$16,586.22
Total Estimate	$154,804.72

Tips for This Template

• Get real sub bids for MEP work. The allowances above are starting points, but your subs will give you exact numbers once they walk the job.
• Include a 5-10% contingency for a remodel. Old houses hide surprises behind walls: rot, outdated wiring, asbestos, and plumbing that does not meet current code.
• Break fixtures and appliances into a separate section. Clients often want to upgrade or downgrade selections, and a clear separation makes change orders easy.
• Specify material grades clearly. “Mid-grade cabinets” means different things to different people. Name the manufacturer and product line.

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Template 2: New Home Construction Estimate

This template covers a 2,400 sq ft single-story home on a prepared lot. It assumes standard finishes, slab-on-grade foundation, and a composition shingle roof.

Site Work and Foundation

Line Item	Quantity	Unit	Unit Cost	Total
Site prep and grading	1	lot	$5,000.00	$5,000.00
Slab-on-grade foundation (post-tension)	2,400	sq ft	$7.50	$18,000.00
Underground plumbing (sub)	1	lot	$4,500.00	$4,500.00
Utility connections (water, sewer, electric)	1	lot	$6,000.00	$6,000.00
Permits and impact fees	1	lot	$8,500.00	$8,500.00
Site/Foundation Subtotal				$42,000.00

Framing and Exterior

Line Item	Quantity	Unit	Unit Cost	Total
Framing package (lumber and labor)	2,400	sq ft	$18.00	$43,200.00
Roofing (30-yr architectural shingles)	28	squares	$350.00	$9,800.00
Exterior siding (fiber cement)	2,800	sq ft	$8.50	$23,800.00
Windows (vinyl, double-pane, 15 units)	15	each	$550.00	$8,250.00
Exterior doors (entry + 2 secondary)	3	each	$900.00	$2,700.00
Garage door (2-car, insulated)	1	each	$1,800.00	$1,800.00
Framing/Exterior Subtotal				$89,550.00

MEP (Subs)

Line Item	Quantity	Unit	Unit Cost	Total
Electrical (rough, finish, panel, fixtures)	1	lot	$18,000.00	$18,000.00
Plumbing (rough, finish, water heater)	1	lot	$14,000.00	$14,000.00
HVAC (ductwork, equipment, install)	1	lot	$12,000.00	$12,000.00
Insulation (blown-in walls, batts attic)	2,400	sq ft	$2.25	$5,400.00
MEP Subtotal				$49,400.00

Interior Finishes

Line Item	Quantity	Unit	Unit Cost	Total
Drywall (hang, tape, texture)	8,000	sq ft	$2.50	$20,000.00
Interior painting	2,400	sq ft	$3.00	$7,200.00
Flooring (LVP throughout)	2,400	sq ft	$6.50	$15,600.00
Tile (bathrooms and laundry)	350	sq ft	$14.00	$4,900.00
Cabinets (kitchen and baths)	1	lot	$12,000.00	$12,000.00
Countertops (quartz, all locations)	65	sq ft	$80.00	$5,200.00
Interior doors and trim	1	lot	$6,500.00	$6,500.00
Interior Subtotal				$71,400.00

Final Items

Line Item	Quantity	Unit	Unit Cost	Total
Concrete flatwork (driveway, walks)	1,000	sq ft	$8.00	$8,000.00
Landscaping (basic, front and back)	1	lot	$5,000.00	$5,000.00
Final clean	1	lot	$1,200.00	$1,200.00
Appliance package	1	lot	$5,000.00	$5,000.00
Final Items Subtotal				$19,200.00

Summary

	Amount
Site Work and Foundation	$42,000.00
Framing and Exterior	$89,550.00
MEP	$49,400.00
Interior Finishes	$71,400.00
Final Items	$19,200.00
Direct Cost Subtotal	$271,550.00
Overhead (12%)	$32,586.00
Profit (10%)	$30,413.60
Total Estimate	$334,549.60

Tips for This Template

• New construction estimates should be broken into draw schedules that align with your lender’s inspection points: foundation, framing, dry-in, rough MEP, drywall, and final.
• Always include utility connection fees. These vary wildly by municipality and can range from $2,000 to $20,000+.
• Specify allowances for client-selected items (fixtures, appliances, flooring upgrades) and make clear that overages are change orders.
• Track actual costs against your estimate on every new build. After 3-5 houses, your templates will be dialed in tight.

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Template 3: Commercial Tenant Improvement Estimate

This template covers a 3,000 sq ft office tenant improvement (TI) including demolition of existing layout, new partition walls, updated MEP, and finishes.

Pre-Construction

Line Item	Quantity	Unit	Unit Cost	Total
Space planning and design	1	lot	$2,500.00	$2,500.00
Permits and plan review	1	lot	$1,800.00	$1,800.00
Demolition of existing build-out	3,000	sq ft	$3.00	$9,000.00
Debris removal (dumpster, 2 pulls)	2	each	$500.00	$1,000.00
Pre-Construction Subtotal				$14,300.00

Construction

Line Item	Quantity	Unit	Unit Cost	Total
Metal stud framing (new walls)	800	lin ft	$8.00	$6,400.00
Drywall (hang, tape, finish)	5,000	sq ft	$2.75	$13,750.00
Doors and hardware (8 offices)	8	each	$650.00	$5,200.00
Glass partition (conference room)	1	lot	$4,500.00	$4,500.00
Ceiling grid and tile (replace)	3,000	sq ft	$3.50	$10,500.00
Construction Subtotal				$40,350.00

MEP (Subs)

Line Item	Quantity	Unit	Unit Cost	Total
Electrical (circuits, outlets, data, lighting)	1	lot	$22,000.00	$22,000.00
Plumbing (break room, restroom mods)	1	lot	$6,000.00	$6,000.00
HVAC (zone modifications, new drops)	1	lot	$8,500.00	$8,500.00
Fire sprinkler modifications (sub)	1	lot	$4,000.00	$4,000.00
MEP Subtotal				$40,500.00

Finishes

Line Item	Quantity	Unit	Unit Cost	Total
Commercial carpet tile	2,500	sq ft	$5.50	$13,750.00
LVT (break room and entry)	500	sq ft	$7.00	$3,500.00
Paint (walls and trim)	3,000	sq ft	$2.50	$7,500.00
Millwork (reception desk)	1	each	$3,500.00	$3,500.00
Signage and wayfinding	1	lot	$1,200.00	$1,200.00
Final clean	1	lot	$900.00	$900.00
Finishes Subtotal				$30,350.00

Summary

	Amount
Pre-Construction	$14,300.00
Construction	$40,350.00
MEP (Subs)	$40,500.00
Finishes	$30,350.00
Direct Cost Subtotal	$125,500.00
General Conditions (8%)	$10,040.00
Overhead (10%)	$13,554.00
Profit (10%)	$14,909.40
Total Estimate	$164,003.40

Tips for This Template

• Commercial TI work almost always requires a general conditions line item covering supervision, job site management, temporary facilities, and insurance certificates. Budget 5-10% of direct costs.
• Get written confirmation of the tenant improvement allowance (TIA) from the landlord before finalizing your estimate. This sets the client’s budget expectations.
• Fire sprinkler and fire alarm modifications are commonly missed in TI estimates. Any time you move walls, the fire marshal needs to sign off on updated coverage.
• ADA compliance is not optional. Budget for accessible restroom modifications, door widths, and signage. The cost of fixing violations after the fact is far higher than doing it right the first time.

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Adjusting These Templates for Your Business

Know Your Overhead Rate

Your overhead includes everything that keeps the lights on but is not billed to a specific project: office rent, insurance, vehicle payments, office staff, accounting, licensing fees, and your own salary. Most GCs run 10-18% overhead depending on company size.

To find your actual number, add up all overhead costs for the past 12 months and divide by your total revenue. If you spent $180,000 on overhead and did $1,200,000 in revenue, your overhead rate is 15%.

Set Your Profit Target

Profit is separate from overhead. It is what the business earns after every cost is paid. Target 10-15% on most projects. Remodels and complex projects should be on the higher end. Large new builds with predictable scopes can be on the lower end because the dollar amount is still significant.

Manage Sub Markups

You have two options for sub markup: include it in your overhead percentage, or add a separate line item (usually 10-15%). Either way is standard. Just be consistent so you do not double-count.

Track Every Job

The single best thing you can do for future estimates is track actual costs against your estimate on every project. After 10 completed jobs with good tracking, your templates will be more accurate than any industry average. Job costing software makes this a lot easier than doing it by hand.

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GC Markup and Profit Margin Guide

This is where most general contractors get it wrong. They guess at markup, underprice their services, and wonder why there is nothing left at the end of the year. Here is how the math actually works.

Understanding the Difference Between Markup and Margin

Markup is the percentage you add on top of your costs. Margin is the percentage of your total price that is profit. They are not the same number.

If a project costs you $100,000 and you apply a 50% markup, your price is $150,000. Your gross margin on that job is 33% ($50,000 divided by $150,000). See the difference? A 50% markup only gives you a 33% margin.

Here is a quick reference:

Markup	Gross Margin
20%	16.7%
30%	23.1%
40%	28.6%
50%	33.3%
60%	37.5%
75%	42.9%
100%	50.0%

What Margins Should a GC Target?

Most healthy GC businesses operate with a 35-50% gross margin. That sounds high until you factor in everything that comes out of gross profit: office rent, insurance, truck payments, office staff, accounting, software, licensing, warranty callbacks, and your own salary.

Here is a realistic breakdown for a GC doing $1.5 million in annual revenue:

• Direct job costs: $900,000 (60% of revenue)
• Gross profit: $600,000 (40% margin)
• Overhead expenses: $375,000 (office, insurance, vehicles, admin staff, software, phones)
• Net profit before taxes: $225,000 (15% net margin)

If your gross margins drop below 30%, you are probably losing money once you account for unbilled project management time, warranty work, and the small stuff that never makes it onto a change order.

How to Build Markup Into Your Estimates

The cleanest approach is to calculate your total direct costs (labor, materials, subs, equipment) and then apply a single combined overhead and profit percentage. For example:

• Direct costs: $120,000
• Overhead at 15%: $18,000
• Subtotal: $138,000
• Profit at 12%: $16,560
• Total to client: $154,560

Some GCs prefer to show overhead and profit as separate line items. Others roll everything into a single markup. On residential work, most clients just want to see one total. On commercial work, clients sometimes require a breakdown of overhead and profit as separate percentages. Your estimating software should handle both formats.

Marking Up Subcontractor Costs

Yes, you should mark up sub costs. You are managing those subs: coordinating schedules, handling quality issues, processing payments, carrying insurance, and taking on liability if they do not show up. A 10-15% markup on sub invoices is standard across the industry.

Some GCs separate sub markup as its own line item. Others fold it into their overhead percentage. Either way works. Just make sure you are not passing sub invoices through at cost unless you have a cost-plus contract with a clearly defined management fee.

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How to Handle Multi-Trade Estimates

Coordinating 8 to 12 different trades on a single project is what separates GC estimating from single-trade estimating. Here is how to keep it organized without losing your mind.

Build Your Estimate in Trade Order

Structure your estimate the same way you would schedule the project. Start with site work and demo, move through structural and rough-in trades, then finishes. This does two things: it forces you to think through the construction sequence while you are estimating, and it makes the estimate easy for clients to follow.

Get All Sub Bids Before You Price

Do not send a final estimate with placeholder numbers for sub work. Get real bids from at least two subs per trade. The spread between a low and high electrical bid on a 2,400 sq ft home can easily be $6,000 to $8,000. Guessing wrong on three or four trades can swing your total by $20,000 or more.

Watch for Scope Gaps Between Trades

The most expensive line items on a GC project are the ones nobody priced. Common gaps include:

• Backing and blocking: The framer assumes the cabinet installer will specify it. The cabinet sub assumes the framer already put it in. Nobody priced it.
• Patching after MEP rough-in: Electricians and plumbers cut holes. Who patches them? If it is not in someone’s scope, it is in yours.
• Final connections: The plumber roughs in the water lines. The appliance installer hooks up the dishwasher. But who runs the water line from the stub-out to the appliance? Spell it out.
• Clean-up between trades: Each sub should clean up their own mess, but the reality is that someone has to sweep and haul trash between phases. Budget for it.

Use a Trade Coordination Checklist

Before you finalize any multi-trade estimate, run through each trade and ask: “Where does this sub’s work stop and the next one’s start?” Document the handoff points in your scope notes. This protects you from paying twice for the same work or, worse, paying out of pocket for work nobody included.

Track all of this with a CRM that is built for contractors so you can pull up past project costs and sub performance when you are pricing the next job.

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Estimating Software vs. Spreadsheets for General Contractors

Spreadsheets are where every GC starts. They are free, flexible, and familiar. But they have limits, and if you are doing more than a handful of projects a year, those limits start costing you real money.

Where Spreadsheets Break Down

• Version control. You email a spreadsheet to a client, they ask for changes, you update your copy, they mark up theirs. Now you have two versions and no idea which one is current.
• Formula errors. One misplaced cell reference and your entire estimate is off. You will not catch it until the job is halfway done and the numbers do not add up.
• No connection to actual costs. Your spreadsheet lives in isolation. It does not talk to your invoicing system, your schedule, or your budget tracker. You end up entering the same numbers three or four times.
• Templates drift. Every time you copy a template for a new project, small changes accumulate. After a year, your “master template” has five different versions floating around your computer.
• Mobile access. Try editing a 200-row spreadsheet on your phone at a job site. It is not fun.

What Estimating Software Does Better

Purpose-built estimating tools like Projul solve these problems by design:

• One source of truth. Every estimate lives in the same system. No duplicate files. No version confusion.
• Cost database. Pull unit costs from your past projects instead of guessing. After a few completed jobs, your estimates get more accurate automatically.
• Connected workflow. Your estimate feeds directly into your project budget, schedule, and invoicing. Change an estimate line item and everything downstream updates.
• Mobile access. Build and send estimates from the job site. Update numbers on your phone right after the site walk instead of waiting until you get back to the office.
• Professional presentation. Clients compare you against other GCs. A clean, branded estimate with clear line items and scope notes beats a spreadsheet printout every time.

When to Make the Switch

If you are still doing fewer than 5 projects a year and your spreadsheet works, keep using it. But once you hit 10+ active projects, the time you spend maintaining spreadsheets, chasing versions, and re-entering data costs more than a software subscription. Track your estimating hours for a month. Most GCs are surprised at how much time they burn on spreadsheet management versus actually pricing work.

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Related Estimate Templates for General Contractors

As a GC, you often need trade-specific templates for the work your crew self-performs or for comparing against sub bids. Here are the templates most relevant to general contracting work:

• Demolition Estimate Templates for tear-out and site clearing
• Framing and Carpentry Estimate Templates for structural and rough carpentry
• Concrete Estimate Templates for foundations, flatwork, and slabs
• Electrical Estimate Templates for comparing against electrical sub bids
• Plumbing Estimate Templates for rough and finish plumbing
• HVAC Estimate Templates for mechanical system costs
• Drywall Estimate Templates for hang, tape, and finish pricing
• Painting Estimate Templates for interior and exterior paint
• Flooring Estimate Templates for hardwood, LVP, tile, and carpet
• Roofing Estimate Templates for new roofs and re-roofs
• Bathroom Remodel Estimate Templates for bathroom-specific line items
• Cabinet and Countertop Estimate Templates for kitchen and bath casework

Need help organizing all these trades? Check out the best general contractor software options for 2026.

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Common Mistakes That Cost General Contractors Money on Estimates

Leaving out general conditions on commercial work. Supervision, temporary power, portable restrooms, dumpsters, and safety equipment all cost money. If you do not price them, they come out of your profit.

Using sub allowances instead of real bids. Allowances are fine for early budgets, but your final estimate should have actual sub bids. The difference between a $12,000 and $18,000 electrical bid changes your total by 5% or more.

Ignoring permit and inspection costs. Building permits, plan review fees, and impact fees can run $2,000 to $15,000+ depending on the project and municipality. Call your local building department before you estimate.

Underestimating project management time. A 3-month remodel takes 200+ hours of your time for scheduling, client communication, sub coordination, inspections, and problem solving. If your estimate does not account for that time, you are working for free.

Not defining the scope clearly enough. “Remodel kitchen” means different things to different people. Your estimate should spell out exactly what is included and what is not. Vague scopes lead to change order disputes and unhappy clients.

Skipping the contingency. Every remodel hits something unexpected. Rot behind a shower wall. Wiring that is not up to code. A beam that is undersized. If you did not budget for it, you are paying for it out of pocket.

Not tracking actual costs against estimates. If you never compare what you estimated to what you actually spent, you will make the same pricing mistakes on every job. Use budget tracking tools to close the loop after each project.

Forgetting to account for your own time. Many GCs charge for labor crews but forget to price in the 15-20 hours per week they personally spend managing the project. Your time tracking system should capture management hours so you can price them accurately on future bids.

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What Every General Contractor Estimate Needs Beyond the Numbers

• Detailed scope of work. Describe each phase of work in plain language. “Demo existing kitchen to studs. Install new cabinets, countertops, flooring, and fixtures per approved plans.”
• Timeline with milestones. “Estimated start: 3 weeks from signed contract. Demo: 1 week. Rough-in: 2 weeks. Finishes: 3 weeks. Total duration: 8-10 weeks.”
• Payment schedule. Tie payments to milestones, not dates. “10% at signing, 25% at framing completion, 25% at rough MEP inspection, 25% at drywall completion, 15% at final walkthrough.” Your invoicing workflow should match these milestones.
• Change order process. Explain how changes are handled and priced. This sets expectations and protects both sides.
• Warranty terms. State your workmanship warranty period. One year is standard for most GC work.
• Insurance and licensing info. Include your license number, insurance carrier, and policy limits. Commercial clients and savvy homeowners will ask for this anyway.
• Exclusions. List what is NOT in your estimate. Furniture, window treatments, landscaping, and appliances are common exclusions on remodels.
• Contract terms. Reference or attach your contract so the client sees the full picture before signing.

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Frequently Asked Questions

Check the FAQ section above for answers to common questions about general contractor markups, sub cost handling, estimating unfamiliar projects, cost-plus vs. fixed-price, estimate detail levels, estimating timelines, general conditions, and estimating software vs. spreadsheets.

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Start Sending Better Estimates Today

These templates give you a strong starting point for residential remodels, new construction, and commercial tenant improvements. Plug in your real numbers, add your branding, and start sending estimates that make you look like the pro you are.

If you are ready to stop wrestling with spreadsheets, Projul’s estimating features let you build, send, and track estimates from your phone or tablet. No per-user fees. Rated 9.8 out of 10 on G2. Schedule a live demo and see how it works for your business.

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