Contractors Bidding/Selection

Contractors Bidding/Selection

Defining the Scope and Finding the Best People for You and Your Project

If you haven’t already chosen a contractor, this phase includes (A) creating a scope of work that can be used for bidding construction work, and (B) creating the documents necessary for permitting and construction (aka the “architecturals”).

The first step in starting any remodel is to figure out the full “Scope of Work.” At INTEGRITY Design Studio, we can work closely with you to identify, prioritize and document every aspect of the remodel project (with an optional wish list of extras), making sure you don’t forget about the electrical, the HVAC, security systems, hardware requirements, even who will handle getting the permits. (See Scope of Work Checklist in our Resources section).

The Scope of Work will allow you to (a) bid out several contractors of your choosing (we can recommend several), (b) track your project through to completion, and (c) minimize the likelihood of major oversights in the budgeting.

Bidding out the job will also enable you to develop a preliminary budget and schedule. There are many rules of thumb out there about what the “average” remodel should cost (See Cost Vs. Value Report in Resources section), but you will get your best estimate by preparing a detailed “Scope of Work” and bidding it out to several contractors.

In most cases, contractors’ estimates will be for the labor, and they will provide “allowances” for materials and fixtures. You will need to make actual selections (tile, flooring, stone, cabinets, etc.) in order to have a true estimate of the total job cost and how long the project will take to complete.

Once the job has been awarded, and the contractor has been selected, detailed construction documents will need to be prepared for (a) obtaining permits, and (b) providing the contractor, plumber, electrician, cabinetmaker and others with the information they need to execute the design concept.

Construction documents include the existing and proposed final floor plans and elevations as well as detailed cabinetry drawings, reflected ceiling plans, electrical plans, appliance/fixture schedules, door/window schedules, finish schedules, a site plan and other documents the city/county may require based on the type and scope of the project.

In the event that your remodel has structural implications, we will coordinate with a structural engineer to develop the necessary structural details/drawings and energy calculations to be included in your set of construction documents.

We can prepare the majority of these documents, and, where needed, bring in the required consultants for the rest.