Most homeowners show up to contractor meetings with nothing. The ones who get the best price show up with a plan, a number, and a contract already written.
Contractors sharpen their pencils for clients who know what they want.
When you walk into a contractor interview with a fully drafted scope of work, an itemized estimate already in hand, and a contract ready to sign — you've changed the dynamic entirely. You're no longer the customer hoping for a fair deal. You're a prepared client who has already done a portion of the contractor's own paperwork.
That preparation does two things. First, it signals that you're serious, organized, and not going to be a difficult project. Contractors bid lower for clients they want to work with. Second, it removes the ambiguity that allows contractors to pad estimates with vague line items. When you hand them a document that already defines the scope, they have to respond to your numbers — not the other way around.
Use the same kit across three bids and you'll get a true apples-to-apples comparison. No more wondering whether Contractor B's quote is lower because they're efficient or because they left something out.
Customized to your project drawings and delivered as ready-to-use PDFs.
The itemized estimate we produce is built around your specific drawings and scope of work. Below is an example breakdown for a mid-range kitchen remodel to illustrate the level of detail you'll receive. Actual numbers are researched to regional material and labor costs at the time of your project.
Ranges reflect regional market variability. Your estimate will be tailored to your drawings, selected materials, and project location.
Itemized estimate + pre-written contract, customized to your project drawings.
Available as a standalone add-on or bundled with any kitchen, bath, remodel, or custom home design.
The following is a representative example of the pre-written agreement we provide. Your version is customized with your name, address, contractor, and project scope. Print it, review it with your contractor, and sign.
This agreement is entered into between the Homeowner and Contractor identified below. Both parties agree to the terms and conditions set forth in this document before any work begins.
Homeowner ("Owner"): Full Legal Name
Property Address: Street Address, City, State, ZIP
Contractor: Contractor Business Name
Contractor License No.: State:
Contractor Contact: Phone / Email
The Contractor agrees to perform the following work at the Property described above, in accordance with the drawings and specifications prepared by Desert Sage Drafting, dated , and attached hereto as Exhibit A:
Work not described in Exhibit A or this agreement is expressly excluded from this contract. Any additional work requires a written and signed Change Order prior to commencement.
The Owner agrees to pay the Contractor a total Contract Price of $ ( written dollar amount ) for all work described herein. This price includes all materials, labor, subcontractors, equipment, and overhead unless otherwise specified.
The Contract Price is a fixed-price agreement. The Contractor may not exceed this amount without a written and signed Change Order. Verbal authorizations for additional work are not binding.
Payments shall be made by the Owner to the Contractor according to the following draw schedule:
The Owner shall not be required to release any payment draw until the associated milestone has been reached and verified. Payments made in advance of completed milestones are made at the Owner's sole discretion.
Any change to the scope of work, materials, or Contract Price must be documented in a written Change Order signed by both parties before the change is executed. Change Orders shall specify the description of the change, the adjustment to the Contract Price (if any), and the adjustment to the project timeline (if any).
The Contractor has no right to additional compensation for work performed without a signed Change Order, regardless of verbal discussion or email communication.
Estimated Start Date:
Estimated Completion Date:
The Contractor shall begin work no later than days after the start date. In the event the Contractor cannot begin within this window, the Owner shall have the right to cancel this agreement and receive a full refund of any deposits paid, less documented material expenses.
Completion dates may be extended by written mutual agreement for events outside the Contractor's reasonable control (material delays, severe weather, permit delays). The Contractor must notify the Owner in writing within 5 days of any anticipated delay.
All materials furnished by the Contractor shall be new, free of defects, and of the quality specified in the drawings or agreed upon in writing. Substitutions to specified materials require prior written approval from the Owner. Workmanship shall meet or exceed the standards required by applicable building codes.
If Owner-supplied materials are incorporated into the work, the Contractor shall inspect them upon receipt and notify the Owner in writing of any defects before installation. The Contractor is not responsible for defects in Owner-supplied materials that were not visible upon reasonable inspection.
The Contractor is responsible for obtaining all required building permits for the scope of work described herein, unless otherwise agreed in writing. Permit fees are included / not included in the Contract Price.
The Contractor shall schedule and attend all required inspections and shall not proceed past an inspected stage until the inspection has been approved and documented. Costs associated with failed inspections caused by Contractor error are the Contractor's sole responsibility.
The Contractor represents and warrants that:
The Contractor shall provide certificates of insurance to the Owner upon request and prior to the start of work. The Owner is named as an additional insured on the Contractor's general liability policy for this project.
The Contractor may engage licensed subcontractors to perform portions of the work. The Contractor is solely responsible for the work, payment, and conduct of all subcontractors. The Owner shall have the right to request the removal of any subcontractor for documented cause. The Contractor shall ensure all subcontractors are properly licensed and insured for their respective trades.
The Contractor shall maintain the work site in a reasonably clean and safe condition throughout the project. Debris shall be removed from the property no less than once per week. Upon project completion, the Contractor shall remove all tools, equipment, staging materials, and construction debris from the property and leave the premises broom-clean.
The Contractor shall take reasonable precautions to protect adjacent finishes, furnishings, and structures from damage during construction. Any damage to Owner's property caused by the Contractor or subcontractors shall be repaired or replaced by the Contractor at no cost to the Owner.
The Contractor warrants all workmanship against defects in materials and labor for a period of one (1) year from the date of substantial completion. During this period, the Contractor shall repair or replace any defective work at no charge to the Owner. This warranty does not cover damage resulting from Owner misuse, normal wear and tear, or acts of nature.
Manufacturer warranties on materials, appliances, and fixtures are passed through to the Owner and are separate from the Contractor's workmanship warranty.
Upon receipt of each payment draw, the Contractor shall provide the Owner with a conditional lien waiver covering all work and materials included in that payment. Upon receipt of the final payment, the Contractor shall provide an unconditional lien waiver for the entire project. The Contractor shall also obtain and deliver lien waivers from all material suppliers and subcontractors upon final payment.
In the event of a dispute arising from or related to this agreement, the parties agree to first attempt resolution through good-faith negotiation for no less than 14 days. If negotiation fails, the parties agree to attempt mediation before initiating any litigation. Mediation costs shall be shared equally. The prevailing party in any litigation shall be entitled to recover reasonable attorneys' fees and court costs from the non-prevailing party.
The Owner may terminate this agreement for cause if the Contractor: (a) abandons the project for more than 7 consecutive days without written notice; (b) repeatedly fails to meet agreed-upon milestones; or (c) performs work materially inconsistent with the drawings or this agreement. Upon termination for cause, the Owner shall pay for all work satisfactorily completed to the date of termination and may retain a replacement contractor to complete the work at the original Contractor's expense for any cost increase.
The Contractor may terminate this agreement if the Owner fails to make a required payment within 10 business days of the milestone being reached and documented. The Contractor shall provide written notice and a 5-day cure period before ceasing work.
This agreement, together with any attached exhibits, constitutes the entire agreement between the Owner and Contractor with respect to the project described herein. It supersedes all prior verbal discussions, written estimates, and proposals. No modification of this agreement is valid unless made in writing and signed by both parties.
By signing below, both parties acknowledge that they have read, understood, and agree to the terms of this agreement.
Homeowner Signature
Print Name
Date
Contractor Signature
Print Name / Title
Date
The contract above is provided as a general-purpose residential construction agreement. Desert Sage Drafting is not a law firm and this document does not constitute legal advice. We recommend reviewing any agreement with a licensed attorney before signing, particularly for large-scope projects. Contract terms can be adjusted to reflect your project and jurisdiction.
Start a project, get your drawings done, and add the Contractor Interview Kit. Walk into every bid meeting knowing exactly what things should cost — and with a signed contract ready to go.
