You meet with three contractors for the same home renovation.
One estimate comes in at $225,000.
Another is $285,000.
The third is $325,000.
How can three contractors look at the same house and come back with numbers that are $100,000 apart?
It’s a question homeowners ask us all the time.
The answer is that three estimates that look like they cover the same renovation may actually represent three very different projects.
At A.P. Design & Construction, we encourage homeowners to look beyond the final number and understand exactly what they’re getting for their investment.
Start by Comparing Scope—not Price
Before comparing the bottom line, compare the scope of work line by line.
Does each proposal include:
- Demolition and debris removal?
- Structural work?
- Plumbing?
- Electrical?
- HVAC?
- Insulation?
- Drywall and painting?
- Flooring?
- Tile?
- Finish carpentry?
- Permits and inspections?
- Material allowances?
- Project management?
- Jobsite protection and cleanup?
A lower estimate can look attractive until construction begins and the homeowner discovers that several important items weren’t included.
Allowances Can Completely Change an Estimate
Imagine Contractor A includes $25,000 for kitchen cabinets while Contractor B allows $50,000.
That’s already a $25,000 difference—and construction hasn’t even started.
The same thing can happen with countertops, tile, plumbing fixtures, appliances, flooring, doors and lighting.
Always ask:
What exactly is included in each allowance?
Structural Assumptions Matter
Major renovations in Bergen County often involve older homes.
Opening a kitchen wall may require an LVL or steel beam. That beam may require new posts, footings or foundation work.
An addition may require excavation, drainage, waterproofing and extensive structural work.
If one contractor anticipates these conditions and another doesn’t, their proposals can be dramatically different.
Who Is Actually Managing the Project?
A major renovation involves much more than hiring trades.
Someone needs to coordinate:
demolition → framing → plumbing → electrical → HVAC → inspections → insulation → drywall → finishes.
Good project management has a cost, but poor project management can cost considerably more through delays, mistakes and rework.
Look Closely at What’s Missing
A short proposal isn’t necessarily a simple proposal.
Sometimes it’s simply missing information.
Ask each contractor:
What is NOT included in this price?
That question can be more important than asking what’s included.
Don’t Automatically Choose the Highest Estimate Either
A higher price doesn’t automatically mean higher quality.
The goal isn’t to choose the most expensive contractor.
The goal is to understand why each number is different.
A professional contractor should be able to explain the scope, assumptions, allowances, exclusions and process behind the price.
Compare the Project You’re Actually Buying
When comparing proposals, don’t ask only:
“Who is cheaper?”
Ask:
“Are these contractors actually pricing the same project?”
For a major renovation, understanding that difference before signing a contract can prevent some very expensive surprises later.
Planning a Major Renovation in Bergen County?
A.P. Design & Construction helps homeowners understand the complete project before construction begins from design and budgeting through permitting, construction, and final completion.
If you’re considering a major renovation, home addition, or whole-house transformation, contact our team to start with a detailed conversation about your goals and investment.
