The GC I used for my bathroom remodels the last few years, and the GC that just gave me a quote for my last bathroom, both gave me quotes with pricing for each category. I don't think you are expecting too much.

These are the categories in my quote: Prep/demo, framing, plumbing, electrical, insulation, drywall, tile, carpentry, cabinetry, painting and clean-up.

My contract also included a line item costs. Ie, Framing, indoor plumbing, outdoor plumbing, excavator, electrician, framing, drywall, carpentry, cabinet installation, painting, tile and waterproofing. When we decided to paint our self due to unexpected illness costs, the cost of painting was subtracted from our bill.

Thanks for the responses. I'm trying to be better informed as I meet with additional contractors. I intend to be clear that there are certain items that are "wants" rather than "needs" and request they be priced specifically.

When we planned our house, the GC provided one price for the major construction, and allowances for certain categories of required purchases. For example, your bathroom remodel might have a $200 allowance for lighting and a $400 allowance for plumbing fixtures. Your actual cost for these items will be higher or lower, based on the specific items you pick out. At the point where we picked out specific fixtures, a change order was generated, which listed all the items and the prices. The total cost was adjusted accordingly.

Many contractors don't want to break out the costs of items like framing, plumbing, electrical, drywall, etc, because they no longer control the work flow, and they want full control of the subs. For example, if your favorite cousin agrees to do the electrical, all his/her work has to be coordinated with the total project flow, including any rework after inspection. Most GCs don't want to get into that type of arrangement.

Bruce

The contract needs to give a detailed description and breakdown of the costs. The contract needs to itemize exclusions, e.g., purchase of slabs for countertops and their fabrication, plumbing fixtures, tile, lighting fixtures. The contract needs to name the subcontractors who will be working on the project and give their licensing status. It needs to have a properly filled out 3-day cancellation clause.

Be specific on everything you have planned and get it in writing. For example, my GC handed me a change order for extra tile installation (after the tile was installed). He said that the initial estimate covered only setting tile inside the shower, but I had extended the tile behind the toilet and sink, so that was "extra." He said that my contract covered wiring for a new lighting fixture, but not actually hanging the fixture. All those "extras" added up to doubling the price.

I wish that I had paid an attorney to review my remodeling contract before I signed it. It would have saved me a lot of money and stress.

My contract does not provide allowances for materials. Materials to be supplied by the contractor are bathtub, faucets, toilet and new window. Everything except the window is specific as to manufacturer and style numbers but not price. I am responsible for providing vanity, tile, grout, caulk, lighting fixtures and countertop. I also just realized there's no mention at all of the glass door and fixed glass panel for the shower. Interestingly, the contract specifies removal of the old light fixture, but does not mention hanging the new fixture.

I don't think the overall price is outrageous, it's just more than I'm willing to spend for the project. If the contract provided more detail, I might be able to cut some things to bring the project within my planned budget. It would also be helpful if the proposal stated the total estimated square feet of tile to be installed so I can estimate my tile cost. I'll talk to the contractor on Monday. If he's not willing to work with me on budget, I'll find someone else. Now I'm better prepared to have an upfront conversation with the next contractor about my budget and my expectations. Thanks everyone for your help.

"The contract needs to give a detailed description and breakdown of the costs. The contract needs to itemize exclusions, e.g., purchase of slabs for countertops and their fabrication, plumbing fixtures, tile, lighting fixtures. The contract needs to name the subcontractors who will be working on the project and give their licensing status. It needs to have a properly filled out 3-day cancellation clause. "

Why? All depends oh the type of contract you agree to. Lump sum is a lump sum, cost plus is cost plus, etc, etc. All in the conversations, expectations, and contractor selection as not all will agree to some contracts.

Let me say that I'm not against the contractor making a decent profit or marking up materials and I don't need to know what the profit/mark up will be. I also have no intention of doing work myself/bringing in other subs to reduce costs. I do however, need to know what it's costing me in total for individual components of the project- replace the bathtub, replace window, create pony wall etc. so I can make decisions regarding the scope of work. The proposal as it stands does not provide me enough information to make those decisions. If this particular contractor won't work with me on this, that's his decision. I'll find one who will.

I agree but that is a conversation you needed to have prior. Now you just need to be honest and tell him how you need the pricing broken out. He will either work with you or he will walk away. No one here can tell you what his reacvtion may be. He might be more than willing and he may not be willing, only one way to find out.......................

Yep, agreed. I plan to speak with him tomorrow. He's a nice guy with good recommendations. We'll see what happens. At least now I'm better prepared when I meet with the next contractor

Yes, you do need to know. A "nice guy" can still mislead you into spending more than you planned.

For example, my ("nice guy" but a crook) GC asked if I wanted heated flooring under the tile in my bathroom (before I had signed the contract). He gave me a price that sounded reasonable, and I agreed. Turned out the price was only for the material, not the labor, and my GC considered the heated flooring to be an upgrade to the contract. Surprised me with a change order for the heated flooring after it was installed -- more than double the cost he quoted because his estimate was for material only, did not include the installation labor or his 20% contractor fee.

Do I like the heated floors? Yes, nice in the winter, but sure drives up my electric bill. Also, requires a dedicated circuit. And not a good idea if you keep a cat litter box in the bathroom (LOL).

When my architect finished the drawings, I asked: Where is electrical in the plans? Where are the cabinets? He replied, "Oh, city doesn't need those details. Will just take longer to get plans approved.

For us, Bruce's comment comes the closest. Definitely get line item allowances for key materials and do a little legwork up front to see if those estimates are valid. Example our bath fixtures were allotted say 3k, tub, rain shower , handheld shower and a few minor things. He took us shopping at a higher end bath store and what we picked came out to 8k!! We immediately knew we had to reel in that potential overage. And get multiple bids without a doubt. We wanted heated floors and our prices were listed in three different estimates as 5k, 3k and 1k. Either trying to scam us or had no idea how to do them. Luckily we had talked to a few people and they gave us legitimate expectations on this and other items. So, do your homework, Talk to people(as you're doing here) and don't rush it, you'll be better off. And when they start, make sure the work meets your expectations and importantly, work out a payment / progress schedule! Super important not to pay everything up front. Always hold back enough money to keep them coming back and enough to cover what would need to be done in case they would ever walk away. Good luck.

The only reason clients want itemized estimates is to shop around. If the forecast contains the entire job scope the client requires, the burden is on the client to determine whether or not it's in their budget. Experienced GCs will provide an approximate price range upfront to vette clients and avoid this conversation altogether. If not, shame on them for wasting everyone's time. GCs like myself are open to modifying services to help clients lower costs if brought up, but to expect or demand itemized estimates for your "due diligence" shows a lack of understanding nor respect for builders.