Solicit 3-5 GC bids from a normalized scope

Why normalized scope matters

If GC A bids $325,000 with hardwood floors and quartz counters, and GC B bids $290,000 with carpet and laminate, you're not comparing prices — you're comparing different houses. The job is to remove that variable.

How to normalize

Hand every GC:

1. The permit-cleared plan set (full architectural + structural + MEP)
2. A finishes schedule with brand and model numbers (e.g., "LVP flooring: Mohawk Provincial Hickory or equivalent; quartz counters: Caesarstone 3142 or equivalent")
3. Allowance items explicitly called out (light fixtures: $3,500 allowance; appliance package: $4,500 allowance)
4. Site access notes (driveway constraints, neighbor fences, tree protection, working hours)
5. A bid form with the same line-item categories across GCs

Send all of it to all GCs at the same time, with the same response deadline.

What you're actually looking for in the bids

• Completeness. Does the bid cover everything in the scope? Missing items come back as change orders.
• Schedule. When can they start? How long is the build?
• Subcontractor list. Do they name their subs (electrician, plumber, mechanical)? You can verify those CCB licenses too.
• Payment schedule. Aggressive front-loading is a flag.
• Change-order language. What's the markup? What requires written approval?

How to read the spread

When three to five GCs price the same set, the bids usually cluster within 10-15% of each other. An outlier 20%+ below the rest is almost always a different scope assumption — a missing allowance line, an excluded utility tie-in, a leaner foundation read — not a more efficient builder. Walk the outlier line-by-line against the median before treating it as a cost win. If the gap turns out to be real scope, fold the missing items back in and recompare.

What the good GCs do that mediocre ones don't

• Visit the site before bidding
• Ask clarifying questions (silent bids are usually optimistic)
• Provide a written, line-item bid (not "$310,000 total")
• Name an actual project manager who'll be your point of contact
• Carry workers' comp on their own employees (not just relying on subs)