Reading along, I preferred #1. Until the part about #2 starting at $84,000 then dropping to #1's $54,000 (sounds low). Neither sounded good at that point. If I am reading this correctly.

I would get another estimate or two. $54,000 for an addition sounds low - but it also sounds like they are leaving most things out, lol. So maybe $84,000 was high? Does this include siding or some other finish material on the outside? Either way, I would not proceed without knowing the full cost of a finished addition to make sure I could afford it. That interior work is very expensive.

Not only would I never ask someone to come down in price $30,000 but if they did, it would scare the he!! outta me for a number of reasons. My advice there would be to run. Fast.

Listen to the span of the original numbers you received. You need another estimate or two to get to the truth and reality of matters. You also need to understand what each is doing and what the lower ones are leaving out or missing.

Forget about jumping in because you need it done now. Things are already not off to a good start, imo.

So the full description of the work goes like this:

10x20 Double storey weather-tight shell only extension with full 8ft deep full basement with new bulkhead. New basement will be have connected access to the current basement via the existing bulkhead door which will be removed. Exterior will have new aluminium siding - white (to be painted by us later on). 8x12 Asphalt shingle gable roof. The upstairs bedroom extended portion will have vaulted ceiling. Both floors will have their existing outer walls opened up in to the new extensions via LVL beams for support.

None of the following:

1. Electrical, plumbing or heating
2. Internal flooring (only subfloor)
3. Insulation
4. Drywall walls, drywall ceilings.
5. Windows - these are to be purchased by us via our window dealer who we are getting windows from for the rest of the house. Dealer will complete installation.
6. Current deck removal - this will be done by us.

How does it sound now? Still too much/too little work for 54K?

Based on what I've paid for things, that sounds extremely low. However, I have never had that type of work done. Plenty of others will be around for the numbers.

What location are you in? Near a large city? Rural? Those things make a big difference.

In Massachusetts. Just off the I-495 so we're not rural by any means but not city either. The town is one of the best school districts. Its the kind of place where everyone is on septic and only 25% of the town is on town water, the rest are on well water. People want to move here for the schools and very low crime rates - almost none perhaps?

But in terms of the addition project he started out at 84K and then came down to 54K

Did he come down because the initial quote was for a fully finished addition and the new quote is just the shell?

Otherwise if he just arbitrarily shrank his quote by 30%, I'd be worried.

Yes, I think his (contractor #2) initial quote was for a complete/fully finished addition. We told him we didn't have that kind of budget and wanted to get something within the 45-50K range and if that meant a weather tight shell with no services, then so be it. So then he came back with this.

Contractor #1 just straight out said this is what you can get for that budget.

I do realise we need to have the money to take the work to completion regardless of whether we do it or someone else, but our idea is that if we do the work internally and get an electrician and plumber and HVAC guy in it might cost us less. Having said that, we've also been told that contractors get better rates for these jobs because of the on-going jobs they provide to those trades.

I don't have access to a scanner right now but I could scan the quotes and put them on here for comparison and information sake. Reckon that might help?

There doesn't seem to be any red flags for me.

The only (really minor) difference seems to be the fence and port-a-potty issue. If either of those things matter to you, I'd ask contractor #2 his stance on those issues.

Otherwise, I think it's just going with your gut. Who do you feel more comfortable with?

Neither.

Both are too low. Way low given your very expensive COL area. The change orders that will be ahead of you will bankrupt you if you don't have a healthy financial reserve to get this complete.

Also, your permit office may not allow you to split GC on an addition. Or are you pulling the permit yourself for the whole thing from the beginning and just using one of these guys as a sub? How long are you allowed to have an open permit? What happens when you exceed that time limit? DIY takes a LOT longer to accomplish, so you need to know the answers to these questions before you even talk to any contractors.

If you don't have complete drawings and specs the prices don't mean much.

How sad that contractor #1 can't even close a sale with a previously satisfied customer. Probably a great tradesman and a poor businessman.

I think I might have gotten confused on who was who but I liked organization, the detailing of the job and attention to lead, etc. Maybe that was a mix of the two, lol. Anyway, the numbers seem to be way off unless you are in old fashioned rural America or something. I would be afraid of both of them.

P.S. On your past experience with these contractors (and their low prices), do know that just because something looks good to you on the surface does not mean it was soundly done underneath.

snookums2 - Is there anyway of truly knowing if something was soundly done unless I were in the trade myself?

So far contractor 2 has done the following for us;

Chimney removal - him and his son, two days, minimal internal demo, permit pulled and inspection done at completion. about 2somethingK

Lally columns added to support sagging load bearing beam; Based off of SEs report, he replaced 3 lally columns involving taking out existing ones, digging proper base for new ones, jacking up the beam and then repairing the base.

Basement floor redone and prepped to have Radon mitigation system put in. This involved; jack hammering current floor, levelling it out, done in conjunction with replacing lally columns. Floor was levelled, moisture barrier inserted, new concrete floor poured, levelled and finished. His sub-contracted cement guy was decent too. additionally, (I may explain this properly) a perforated pipe was laid across the basement floor before finishing leading to the pipe that would connect to the Radon system.

Contractor 1 has done the following:

Front porch roof replaced via sub-contractor. There was a porch beam that is rotted and needs replacement and we thought should have been prior to roof replacement but he said he'd get to it afterwards, and has not mentioned. The last date he said it would be fixed was right after Thanksgiving. Him not having even mentioned it does bother me a little but it was a 350 USD kind of job so maybe not a big deal for him to follow through on time but as customers, it matters to us as it was supposed to be part of the porch roof repairs job.

Prices are low because this is shell only, no finishes, no fittings, nothing.

I wouldn't rehire some one that is almost a month late at completing a simple project and very well may have forgotten about it anyway.

#1 will rent a portable toilet = yes please

Contractor 1 has done the following:

Front porch roof replaced via sub-contractor. There was a porch beam
that is rotted and needs replacement and we thought should have been
prior to roof replacement but he said he'd get to it afterwards, and has
not mentioned. The last date he said it would be fixed was right after
Thanksgiving. Him not having even mentioned it does bother me a little
but it was a 350 USD kind of job so maybe not a big deal for him to
follow through on time but as customers, it matters to us as it was
supposed to be part of the porch roof repairs job.

On second thought, no thanks. Following through is a big deal. It sounds like he likes to subcontract, so if he cared to remember he would have had someone do it for him.

Sounds like contractor #2 can do the job themselves if needed AND follow through. Just request a portable toilet.... Unless you want various subcontractors destroying your toilet after burrito and fast food lunches.

but our idea is that if we do the work internally and get an electrician
and plumber and HVAC guy in it might cost us less. Having said that,
we've also been told that contractors get better rates for these jobs
because of the on-going jobs they provide to those trades.

Yes and no, you will find the trades will be interested if the job is big enough. If you call an electrician to wire one outlet, not so much :) Also, whatever you would be paying the trades, the GC would take his cut so it probably would cost you more anyhow. I also would not worry about mistakes. If you hire the tradesman directly and they do it wrong, I would expect the tradesman to come out and redo it. You as the homeowner can ensure they do it right by getting permits pulled before job and inspections done afterwards. Permits and inspections are there to help homeowners (especially those that do not have specific knowledge checking tradesman work).

We recently had a 12x16 shell built (crawl space, vinyl siding, shingles) for around $12K.

Last house we had a 15x20 shell built + 10x10 2 story shell (crawl space, brick, shingles) for $40K.

We're in the midwest. OP is in MA, but $54K doesn't sound way out there for a 10x20 shell with basement.

I would not contract with someone that doesn't follow through on their promised work.