How to compare contractor bids without getting burned
Compare four things, in this order: what is included, what is not included or could change the price, how long it takes, and then the price. Most people do it backwards. They line up the prices, pick the middle one, and find out on the second day of the job what it did not cover.
Why price goes last
An eight thousand dollar bid and a fifteen thousand dollar bid for the same kitchen are almost never the same job. One includes tearing out the old cabinets and hauling them away, the permit, and a line for what happens if the floor under the sink is rotten. The other includes the cabinets. Until you know which is which, the numbers mean nothing. Once you know, the expensive bid is sometimes the cheap one.
The three lines every bid should have
- ·What is included. Demo, materials, haul-away, permits, cleanup. If it is not written down, assume it is not in the price.
- ·What is not included, or what would change the price. The honest bid names the unknown, what is under the old floor, what is behind the wall, and says what it costs if it turns up. The bid that claims there are no unknowns has not thought about your house.
- ·How long it takes once they start. Not when they can start; how many days on site. A week and a month are different prices even when the number is the same.
These are the three lines every contractor has to fill in to bid on HouseRules, so the bids land on one sheet already lined up. We made it that way after watching the first real bids come in with a price and nothing else.
Red flags
- ·No exclusions at all. Every job has some.
- ·A number far below the others with no explanation of what was left out.
- ·A visit demanded before any number, on a job you described well with photos.
- ·Pressure to sign today, or a discount that expires when they leave.
- ·A large deposit before any materials are ordered.
- ·No license number. In Oregon and Washington it belongs on the bid.
Green flags
- ·The bid states its assumptions and prices the unknown.
- ·It answers a question you did not ask, because the contractor read the whole description.
- ·A duration, not just a start date.
- ·A license that checks out. On HouseRules it is checked against the state registry before a contractor can bid at all.
Then talk to more than one
Paper narrows five bids to two or three. A walkthrough decides. Meet the ones you like, ask each of them the same questions, and let them see the job before you sign. On HouseRules you choose who gets your contact information, and you can choose more than one. Contractors do not see each other’s bids, and the ones you do not pick never get your number.
Common questions
Should I just take the cheapest bid?
Not until you know what it leaves out. The lowest number for a kitchen is often the one without demo, haul-away, permits or a line for what is found behind the wall. Compare what is included first. If the cheapest bid is also complete, take it with a clear conscience.
Can I show one contractor another contractor's bid to get a better price?
You can, but it usually gets you a worse job at a matched price. A better move is to ask the higher bidder what their price covers that the lower one does not. The answer tells you which bid was honest.
The bids are wildly different. What happened?
Usually the scope was unclear and each contractor priced a different job. Add detail and photos, say what you want included, and ask again. On HouseRules contractors can ask you questions before they bid, which is where most of that spread gets closed.
How many contractors should I meet in person?
Two or three, after you have compared the bids on paper. A walkthrough is where a good bid becomes a contract. It is not where you should be getting your first number.
What if a contractor wants to see the job before giving any number?
For a small or clearly described job, a contractor who will not name a price from a good description and photos is asking you for a sales visit. Get the number in writing first, then invite the ones you like to see it.
Bids that already line up. Post once, compare on one sheet, choose who calls.
Post your projectFree for homeowners, always. Guide updated September 2026.