Project Type
Kitchen Remodel
Location
Vacaville, CA
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Real Superintendent Experience
Report Generated by: YouSuperIntendIT AI Bid Analyzer
Demonstration Only
This is a sample report for demonstration purposes only. Names, addresses, and contractor information are fictional. A real report is generated from your actual contractor bid and reflects your specific project, scope, location, and current market pricing.
Section 1
Overall Assessment: This bid requires attention before signing.
Total Bid Amount
$47,500
Fair Market Range
$38,000 to $42,000
Estimated Variance
$5,500 to $9,500 above
Bottom Line
We recommend requesting a revised bid with itemized cabinet pricing, a compliant deposit schedule, and permit costs identified before signing.
Section 2
$4,200
$1,800 to $2,500
Assessment
Demo for a standard kitchen remodel of this size typically runs $1,800 to $2,500 in the Vacaville market including dumpster and haul away. This line item is priced $1,700 to $2,400 above what we would expect.
Recommendation: Ask the contractor to break out labor and disposal costs separately and clarify what the demo scope includes.
$18,500
$12,000 to $15,000
Assessment
The bid specifies semi-custom cabinets but does not identify the brand or product line. Semi-custom cabinet packages for a kitchen of this size typically run $12,000 to $15,000 installed in this market. The $3,500 to $6,500 variance is significant and warrants clarification.
Recommendation: Ask the contractor to specify the cabinet brand, door style, and box construction. Get this in writing before signing.
$3,500 allowance
$3,200 to $5,500 depending on material
Assessment
The allowance is within range for laminate or entry-level quartz but below market for mid-grade quartz or stone. If you are expecting quartz or granite this allowance will likely result in an upcharge mid-project.
Recommendation: Ask the contractor what material and brand the allowance is based on. Confirm in writing that the allowance covers your selected material fully installed.
$2,800
$1,500 to $2,200
Assessment
For a standard fixture swap and reconnect with no relocation of plumbing lines this is priced above the typical range. If the scope includes moving the sink location the pricing is more defensible.
Recommendation: Confirm whether the plumbing scope includes any line relocation or is a straight fixture replacement and reconnect.
$3,200
$2,800 to $3,800
Assessment
This line item is within the expected range for 8 to 10 recessed cans plus under cabinet lighting rough in and trim.
Recommendation: Confirm the number of fixtures included and verify that a permit is being pulled for this work.
$2,400
$1,800 to $2,800
Assessment
Within the expected range for a standard subway tile backsplash. If you have selected a premium or large format tile the labor component may increase.
Recommendation: Confirm the tile allowance per square foot and clarify whether the bid price covers your selected tile or if an upcharge is possible.
$1,800
$800 to $1,400
Assessment
Interior paint for a kitchen remodel is typically included as part of the finish scope at a lower rate. $1,800 is above market for paint only.
Recommendation: Ask what square footage and how many coats are included. Consider whether you want to handle paint separately to reduce cost.
$6,800
$3,500 to $5,500
Assessment
General conditions and project management at 14% of the total bid is above the typical range of 8% to 12% for a residential remodel of this size.
Recommendation: Ask the contractor to explain what is included in general conditions and project management. This is a negotiable line item.
NOT INCLUDED
$800 to $1,500
Assessment
This bid does not include a permit line item despite electrical and plumbing scope that requires permits in Vacaville and Solano County. This is either an oversight or an indication that the contractor does not intend to pull permits.
Recommendation: Ask directly whether permits will be pulled for electrical and plumbing work and request that permit costs be added to the contract.
Section 3
30% ($14,250)
California Legal Maximum: 10% or $1,000, whichever is less
A 30% deposit request on a $47,500 project violates California Business and Professions Code Section 7159. The maximum legal deposit is $1,000. Do not sign this contract with the current deposit terms.
Recommendation: Counter with the legal maximum of $1,000 as the initial deposit with milestone-based payments tied to project completion stages.
Not specified beyond deposit
The contract does not specify a payment schedule beyond the initial deposit. This leaves you without leverage if the project falls behind.
Recommendation: Request a milestone-based payment schedule. For example, 25% at demo completion, 25% at cabinet installation, 25% at countertop and finish work, 10% retention at final punch list sign-off.
Not specified
The contract does not address how changes to scope will be handled. This is a significant gap.
Recommendation: Request that a change order clause be added stating that no additional work will be performed without a written and signed change order including pricing.
Section 4
Can you provide the brand and product line for the cabinets included in this bid?
What material and brand is the countertop allowance based on?
Will permits be pulled for the electrical and plumbing scope and can you add that cost to the contract?
Can we revise the deposit to comply with California law: 10% or $1,000 maximum?
Can you provide a milestone-based payment schedule?
What does the general conditions and project management line item include?
Does the demo scope include full haul away and disposal and if so with what equipment?
Section 5
Based on this analysis we recommend:
Do not sign the current contract as written
Send the contractor the questions above and request a revised bid
Review the revised bid against this report
If the contractor is unwilling to provide transparency on pricing or revise the deposit terms consider getting an additional bid
"This is what every homeowner deserves before signing a contractor bid. Real analysis. Real guidance. No guessing."
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