GC quotes for construction

mbalbritton

mbalbritton

#@$%!
Joined
Mar 22, 2005
Location
Orlando, FL
To make sure I’m doing my part right, why are the GC quotes I’m getting back for demo and construction so different?

I’ve called 3 GCs come come in and give me quotes on demo of two walls in my office and contstruction of an additional 2100sqft area of office.

This is a warehouse office space. Drywall and steel construction with drop ceiling. Open floor plan for the most part. A couple of 10x10 offices on adjacent walls. Tie in HVAC, and electrical. Leaving fire suppression off the quote until later when the engineer determines what’s needed.

First quote was $160k, second quote was $258k and the one I’m waiting on who gave me a ballpark of $80k plus HVAC. Using the HVAC from the other quotes would put him about $130k if his ballpark holds up.

I walked each of these guys through the work and explained the same thing.

What gives?
 
No scope and no docs.

Assuming you have same size /overhead contractors.

You’ve got one guy who is likely a DB contractor and has the job covered plus a cushion and will do the job for the price he quoted and has some contingency baked in.

You have one guy who’s got the bare minimum covered and looking to change order every minute change.

And likely one guy in the middle who don’t know what’s he’s doing and just trying to get a job.
 
That makes sense.

I’d hope they have a clear understanding of the scope. It’s pretty simple and I even supplied drawings of before and after.

Change order queen sounds like a legit reason.

Tomorrow I’ll go through the itemized list of each to compare any differences.
 
We had millwork quotes ranging from $100k to $300k+ for my companies office back in 2024. Drawings, materials specified, etc. Went with the cheapest guy and he did a decent job, just was slow. The Germans wouldn’t have been happy with anyone anyway, so at least we saved the money haha.
 
Just know if you go with the cheapest guy you will end up paying as much or more as the middle guy. Also maybe how busy things are around you could affect pricings. Plus you probably are not going to be a repeat customer so they are just throwing a number out there, thinking if I am going to do this job and it goes sideways for whatever reason they are still going to make money. If I am pricing a "one off" non repeat my price will be higher.
 
mbalbritton said:
That makes sense.

I’d hope they have a clear understanding of the scope. It’s pretty simple and I even supplied drawings of before and after.
Click to expand...
Ron nailed it.

Drawings are one thing, but the specs are what keep everyone on the same playing field.

Your finishes can vary tremendously depending on what you hold them too. Contractor A may be able to get cheap Chinese carpet that puts off VOCs that'll kill you in a week for pennies on the dollar compared to Contractor B & C.

It's now such a cut throat world that the "little things" are where they get you
Robin Hood Dave Chapelle GIF
 
As said above, drawings are only part of it. You need written specs and a project timeline to get closer to apples to apples. The material choices and "details" do make a significant difference. If you add purchasing language regarding Guaranteed Maximum Price you will quickly see a change in those lower quotes or a rescind of quotes.
 
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