Two bathroom estimates for the same room can differ by twenty thousand dollars and both be honest. The difference is almost always in what is included, what is assumed, and what has been left as an allowance to be settled later.
A good estimate is boring to read and hard to argue with. It says what is being done, what is being supplied, what is assumed about conditions that cannot be seen, and what happens if those assumptions turn out to be wrong.
What a proper estimate contains
A scope of work written as actions rather than adjectives. Not "renovate bathroom" but "remove existing tub, tile, vanity, toilet and flooring to studs and subfloor; replace subfloor at toilet flange if required; install new waterproof membrane to shower walls and pan" and so on.
A clear split between labour, materials supplied by the contractor, and allowances for items you will select. Allowances are legitimate and necessary early on, but they must be stated as allowances with a figure, not buried.
Assumptions about hidden conditions, stated explicitly. A good contractor will write down what they are assuming about the subfloor, the supply lines, the venting and the electrical service, because those are the things that change a price after demolition.
A payment schedule tied to stages of completion, and a written change order process so that any variation is priced and agreed before the work is done rather than appearing on the final invoice.
What moves the price
- Allowance levels. A tile allowance of $4 per square foot and one of $18 per square foot produce very different estimates for identical scopes.
- Whether fixtures are included. Some estimates supply everything, some assume you buy the fixtures. Both are fine; the confusion is expensive.
- Contingency treatment. Some contractors include a contingency, some leave it to you. Ask which.
- Permit and inspection handling. Should be stated explicitly as included or not.
Mistakes we see most often
- Comparing two estimates on price alone without comparing the allowances inside them.
- Accepting an estimate with no written assumptions about hidden conditions. That is where post-demolition price changes come from.
- Paying a large deposit with no schedule tied to progress.
- Choosing on price when one estimate excludes the permit, the fixtures and the flooring.
What this means in the Capital Region
For Capital Region homes built before about 1960, any bathroom estimate that does not state its assumptions about the subfloor, the waste stack and the supply lines is an estimate that will move. It is not dishonesty, it is that those conditions genuinely cannot be seen until demolition, and the professional approach is to say so in writing.
We provide free written estimates with the scope, the allowances and the assumptions all stated, and we would encourage you to ask any contractor for the same. If a competitor is significantly cheaper, comparing the assumptions rather than the totals usually explains why.
Want this priced for your own home? Jeffrey Mason will walk the project and give you a free written estimate. No obligation, no sales rep. Call (518) 308-6427.
Frequently asked questions
How long should a bathroom estimate take?
A measured, itemised estimate typically takes three to seven days after the site visit. Anything produced on the spot without measuring is a guess.
Should I pay for an estimate?
Not for a standard remodel estimate. Mastaba provides them free. Detailed design work and drawings are a separate service and are reasonably charged for.
What is an allowance?
A budget figure for an item you have not yet chosen, such as tile or a vanity. It is legitimate and necessary early on, but it must be clearly stated, and if you select above it, the difference is yours.
Why do estimates vary so much?
Allowances, what is included, and what is assumed about hidden conditions. Compare those three and the variation usually explains itself.