Group the price by trade, and say what isn't in it.

A long list of line items is correct. It's also hard to read. Group the lines by trade. Show where the money goes. Put the exclusions right next to the total.

Group the lines by trade

Your estimate might have sixty lines. That's too many to keep track of. Six groups is not. The example proposal uses these:

General Conditions, Demo & Site Work
Concrete and Rough Framing
Plumbing, Electrical & Mechanical
Interior Finishes & Fixtures
Exterior Envelope
Material Allowances

Keep every line and every price. Grouping only changes the order. The total stays the same, to the cent. Put the lines under each group for anyone who wants the detail.

Show where the money goes

The investment page of an example ADU proposal: a total fixed contract price of $265,262.25, a bar for each trade group with its dollars and share of the total, a list of costs carried separately, and short notes on how allowances and billing work — The price page of an example proposal. One total, a bar for each trade, the exclusions, and how allowances and billing work, all on one page.

Homeowners often ask why it costs so much. A total for each group helps answer that. They can see that plumbing and electrical is about a fifth of the job.

Name the allowances

Allowances make bids hard to compare. One contractor puts $8,000 for tile. Another puts $3,000. The second bid looks cheaper. So name each allowance and its amount. Then say how allowances work. The example proposal says it like this:

"An allowance is a budget for something you'll choose later — tile, fixtures, appliances. If your selection costs less, you're credited the difference; if it costs more, the difference is billed at cost, never marked up."

ADU bids have a lot of allowances, since each ADU has its own kitchen and bath. More on ADU proposals.

List what isn't included

The scope of work says what you'll build. Exclusions say what the price doesn't cover. Put them next to the total. Don't hide them on the last page. The example proposal lists these under "Carried separately (not in this price)":

Permit, plan-check and inspection fees, billed at cost
Special inspections and engineering not listed in the scope
Utility company fees and service upgrades
Landscaping, irrigation and hardscape unless itemized
Hazardous material abatement (asbestos, lead) uncovered once work begins
Repair of pre-existing conditions not visible at the site walk

This protects you. It also helps the homeowner compare. Another bid might be lower because it leaves out permit fees. Your list shows them that.

Say how billing works

Keep it to a sentence or two. From the example: "We bill every two weeks against work actually completed. You'll see a short progress note with each invoice, and nothing is invoiced before it's built."

Say how long the price is good for. The example says 30 days from the date on the cover.

Let them ask about a line

A clear price page still gets questions. In a Finishwork proposal, the homeowner can tap any line and ask about it. The question comes to you.

That's all seven. To see them together in one proposal, look through the example, or go back to the full guide.