Write the scope of work in plain words.
The first thing a homeowner checks is whether you understood the job. Your line items can't show them that. A few plain sentences at the top of the proposal can.
What the scope of work is for
In most proposals the scope of work is the line items. Each trade, what it covers, and a price. Keep that list. It's what the contract is built on, and it's written for the people doing the work.
The homeowner reads it differently. They don't know what "saw cut existing slab" means for their garage, and they shouldn't have to. So put a short paragraph above the line items that describes the finished job the way they'd describe it to a friend.
An example
This is from an example proposal for a detached garage converted into a one-bedroom ADU. On the left, a few lines from the estimate. On the right, the same job in plain words.
- Demolition and prep of existing garage for construction to include removal of existing wall finishes, ceiling finishes, and saw cut existing concrete slab for new plumbing.
- Connect sewer to (E) CO adjacent to main building via sewer ejector pump.
- Existing 36" oak tree next to garage to remain
- *No new foundations or underpinning expected for existing structure based on observation.
We'll turn your detached garage into a one-bedroom ADU with a full kitchen and bathroom. We keep the garage's slab and only cut into it where the new plumbing runs. Water, sewer and power connect to the main house. The oak tree next to the garage stays. From what we saw on the visit, the existing foundation should not need any work.
Look at what moved to the top. The oak tree was a note at the bottom of the site work. To the homeowner it's one of the first things they'll ask about. Same with the foundation. It was a footnote with an asterisk, and it's the difference between a garage conversion and a much bigger job.
What to put in it
- What you're building, in their words. If they called it "the garage apartment," say that too. It shows you listened.
- What stays. The tree, the slab, the cabinets they're keeping. People worry about what gets torn out.
- Where the work touches the rest of the property. Utilities tied into the house, a wall opened up, the driveway used for staging.
- What you found on the site visit. If something you saw changed the plan, or kept it simple, say so here.
What to leave out
- The price. It has its own section. Put a number here and they'll skip the rest.
- Exclusions. They belong next to the price, where they can be read against it.
- Selling. "Quality craftsmanship" and "attention to detail" are in every bid on the table. Say what you're going to build.
How long it should be
Three to six sentences for most jobs. If it runs longer than a paragraph, the extra detail probably belongs in the line items.
One way to check it: read it to someone who hasn't seen the job. If they can tell you what's being built and what's staying, it's done.