What Should a Contractor Bid Include?
A complete contractor bid has 26 items across five categories. 18 are required — missing any of them is a negotiation point or a red flag.
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Check my bid free →Why the Bid Document Matters So Much
In construction, the bid document becomes the contract. Every item in the bid is in scope. Every item missing is either not included — or open for debate mid-project when you have the least leverage.
Most homeowners focus on the total price. The experienced ones focus on what's in writing. A vague bid is the setup for change orders. An itemized bid is the setup for a smooth project.
Core Documentation
Written bid on company letterhead or document
RequiredA verbal bid has no legal standing. Required for any contract to be enforceable.
Verbal-only estimate, text message pricing, or a number written on a card.
Contractor license number
RequiredVerifies the contractor is legally allowed to do the work in your jurisdiction.
No license number on the document. "I'll get you that later."
Certificate of insurance (liability + workers' comp)
RequiredIf a worker is injured on your property without workers' comp, you may be liable.
Not mentioned. Contractor says "don't worry about it" when asked.
Bid expiration date
Material costs change. A bid without an expiration is meaningless after 30–60 days.
A bid expiring in 24–48 hours is pressure to sign, not legitimately time-sensitive.
Scope of Work
Itemized line items (not a lump sum)
RequiredA lump sum prevents comparison, hides markup, and obscures change order bait.
One line: "Complete deck renovation — $42,000."
Demolition / removal of existing structure
Removing an old deck costs $1,000–$3,000 and is often missing from initial bids.
Not mentioned. Adds cost mid-project if you didn't ask upfront.
Site prep and excavation
Grading, clearing, and footing excavation should be in scope, not an add-on.
"Site prep as needed" — no quantity, no price.
Permit fees and permit pulling responsibility
RequiredMost jurisdictions require permits for attached decks, additions, and structural work. Fees run $150–$600.
Permit not mentioned. Contractor suggests you pull the permit as owner-builder.
Cleanup and debris removal
A $500–$2,000 item often missing from bids. Confirm the site will be left clean.
"Cleanup by homeowner" or complete silence on disposal.
Material Specifications
Exact decking product name, line, and color
RequiredThe difference between Trex Enhance and Trex Transcend is $4–$9/sqft — thousands on a full deck.
"Composite decking" or "Trex decking" with no product line specified.
Framing lumber species, grade, and treatment
RequiredUntreated or below-grade framing fails significantly faster. Ground contact requires UC4B treatment.
"Pressure treated lumber" with no grade or treatment level.
Footing depth, diameter, and concrete PSI
RequiredFootings must extend below the frost line (12–60" depending on region). Under-depth footings heave and fail.
No footing specs at all. "Footings per code" with no specifics.
Joist size, spacing, and span
RequiredMost composite decking requires 16" OC joists. Using 24" OC voids manufacturer warranty and causes deflection.
Joist spacing not specified. Contractor says "standard spacing."
Post size and connection hardware
RequiredIRC limits 4×4 posts to 10' max height. Elevated decks should specify 6×6 posts and approved connectors.
"Posts as required" with no size or hardware spec.
Ledger flashing specification
RequiredLedger flashing is required by IRC R507.2.3. Without it, water infiltrates the wall and causes rot over time.
Flashing not mentioned. One of the most commonly omitted items.
Railing type, brand, and linear footage
RequiredCable railing runs $80–$150/LF installed. Aluminum is $40–$100/LF. Wood is $20–$60/LF. Spec matters.
"Railing as shown" or just "cable railing" with no footage or brand.
Fastener system (hidden clips vs. face screws, brand)
Hidden fastener systems are required for many composite products and add cost. Omitting means face screws by default.
Fasteners not mentioned. "Standard fasteners."
Stair configuration (count, rise/run, handrail)
Each set of stairs runs $1,500–$4,000. Every set must be in scope with specs.
"Stairs as needed" — quantity and spec undefined.
Payment and Contract Terms
Milestone-based payment schedule
RequiredPayment tied to completed work keeps both sides financially accountable throughout the project.
Calendar-based payments or a single "due on completion" structure for a large project.
Deposit amount and what it covers
RequiredIndustry standard is 10–30%. Deposits should cover specific startup costs, not general working capital.
Deposit over 50%. No explanation of what the deposit funds.
Total price (including tax)
RequiredSales tax on materials varies by state (0–10%). A quote excluding tax can surprise you at invoice.
"Plus tax" or "materials at cost plus tax" — open-ended pricing.
Change order process in writing
RequiredChanges will happen. Without a formal process, you'll face verbal requests for money with no paper trail.
No change order language. "We'll figure it out as we go."
Timeline and Warranty
Estimated start date and completion date
RequiredWithout dates, "done in 4 weeks" has no legal meaning. Dates create accountability.
No timeline. "Depends on weather / other jobs."
Weather delay policy
Legitimate contractors have a plan for weather delays. You need to know if your project will pause for 3 days or 3 weeks.
Complete silence on weather / delays.
Workmanship warranty (years and what's covered)
RequiredStandard is 2–5 years for major residential projects. A 1-year warranty is below standard.
No warranty. 1-year labor-only warranty on a $30,000+ project.
How manufacturer warranty is transferred to homeowner
Most composite decking warranties require professional installation and proper spacing to remain valid.
No mention of manufacturer warranty. Can't provide installer certification.
8 Questions to Ask Before You Sign
Even a complete bid leaves some things unanswered. These questions fill the gaps — and the quality of the answers tells you a lot about the contractor.
Q1.Are you licensed and insured? Can I see your certificate of insurance?+
Why it matters
If a worker is injured on your property and the contractor doesn't carry workers' comp, you could be liable.
What a good answer sounds like
“Yes — here's my license number and I'll email you the current certificate of insurance today.”
Q2.Who pulls the building permit?+
Why it matters
Licensed contractors should pull their own permits. If they ask you to pull it as owner-builder, they may lack the license for that work type.
What a good answer sounds like
“I pull all my own permits. I'm familiar with your local building department and will handle the scheduling.”
Q3.What's your payment schedule tied to?+
Why it matters
Milestone-based payments protect you. You should only pay for completed, inspected work.
What a good answer sounds like
“10–20% deposit for materials, then payments tied to framing, decking, railing, and final walkthrough.”
Q4.What's your workmanship warranty, and is it in writing?+
Why it matters
Manufacturer warranties cover materials. You need a separate contractor warranty for labor defects.
What a good answer sounds like
“2–5 year workmanship warranty, in writing, covering defects in installation on top of manufacturer materials warranty.”
Q5.Can you provide 3 references from similar projects in the last 12 months?+
Why it matters
Recent references from similar projects tell you about current crew quality, scheduling, and communication.
What a good answer sounds like
“Absolutely. Here are three homeowners from recent deck projects — feel free to call all of them.”
Q6.What's the process for change orders?+
Why it matters
Changes will happen. Without a documented process, you'll face verbal requests for money with no paper trail.
What a good answer sounds like
“Any changes get documented in writing with the cost and scope before we do the work. You sign off, we proceed.”
Q7.What's your realistic timeline, and what happens if you go over?+
Why it matters
Most deck projects take 1–3 construction weeks. Long timelines may mean you're being fit between other projects.
What a good answer sounds like
“For your project, I expect X working days. If we go over due to our delays, we'll absorb the cost.”
Q8.Is cleanup and debris removal included in this price?+
Why it matters
A $500–$2,000 item often left ambiguous. Should be explicitly in scope.
What a good answer sounds like
“Yes, we leave the site broom-clean. Dumpster, haul-away, and disposal are included in the price.”
BidLens checks every item on this list automatically
Upload your contractor bid and BidLens scans for every required item — flagging what's missing, what's vague, and generating the exact questions to fill the gaps.
- ✓ Missing scope detection (demo, flashing, cleanup, permits)
- ✓ Vague material spec flagging with specific follow-up questions
- ✓ Payment term analysis and red flag detection
- ✓ Auto-generated questions to ask your contractor
- ✓ Plain-English verdict: Sign / Negotiate / Get Another Bid / Walk Away
Frequently Asked Questions
What should a contractor bid include?+
Is a lump sum bid acceptable?+
Does a contractor bid have to be in writing?+
What happens if I sign a bid with missing items?+
Related Guides
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