Let’s talk honestly about estimates.

Homeowners often ask why a contractor “won’t just give a number.” It can feel evasive. It can feel frustrating. But the truth is simpler, but more uncomfortable:

A contractor cannot give you an honest estimate without enough information.
And if they do, they’re guessing.

This isn’t about secrecy or hiding costs for profit. It’s about missing inputs.

An estimate isn’t a feeling. It’s math. And math only works when the variables are known.

If you don’t yet have answers to the questions below, there is no real estimate to give—only a placeholder that will change later.

The Questions That Must Be Answered First

Before a contractor can price your project, they need clarity on:

Project Definition

• Is this a renovation, addition, or new build?

• What parts of the home are staying? What’s being removed?

• Are you building in phases or all at once?

Drawings & Scope

• Do architectural drawings exist?

• Are they schematic (a concept) or permit-ready?

• Has structural engineering been completed?

• Are there known site constraints (setbacks, floodplain, slope)?

Level of Finish

• Low-range, mid-range, or high-range/custom? Does your builder have something you can compare to?

• Are you sourcing finishes yourself or expecting allowances?

• Are there any “non-negotiables” already decided?

Systems & Complexity

• Any structural changes? (If renovation)

• Upgraded HVAC, plumbing, or electrical?

• Specialty items: large glazing, steel, custom millwork, radiant heat, etc.?

Site & Logistics

• Urban or rural access?

• Working hours restrictions?

• Tight lot, shared driveway, ferry access, or remote delivery?

Budget Reality

• Do you have a working budget range?

• Is it flexible or fixed?

• Are contingencies understood and accepted?

What You Need To Price (No Exceptions)

If the answer is no to both architectural drawings and structural information, then a contractor has nothing real to price.

Asking for a price without plans is like saying you want to buy a lamp, but not specifying whether it’s a floor lamp or a table lamp, where you’re shopping, what it’s made of, or how large it is. That “lamp” could cost $12 or $12,000.

The range exists because the information is missing.

Architectural and structural drawings don’t just show what a project looks like; they answer most of the questions required to price it. Scope, materials, sizes, systems, and complexity are either clarified or left open to interpretation.

When drawings are lacking, contractors are forced to assume. And assumptions are where budgets start to drift.

Bringing an interior designer into the process closes even more gaps. Finish selections, fixture locations, material choices, and detailing decisions get resolved before pricing—not during construction—when changes are most expensive.

The rule is simple:

The more accurate the budget you want, the more accurate the plans need to be.

Once scope and selections are clearly defined, the budget should remain stable. It should only change if:

• The scope changes, or

• The products and finishes change

If the budget does change, there should be a clear, documented reason—and this is where informed homeowners have leverage. When decisions are made early and documented properly, you can hold the contractor accountable to the numbers they provided.

Clarity protects everyone.
Vagueness benefits no one.

Why Early Numbers Fail

When homeowners push for early pricing, contractors are forced into one of two options:

1. Inflate the number to protect themselves

2. Underestimate and deal with it later

Neither serves you. And underestimating is the worst way to start your projects (and the worst type of contractor).

A real estimate protects both sides. It requires time, decisions, and documentation. Anything else is just optimism disguised as certainty.

The Hard Truth

If someone gives you a price without knowing these questions, they’re not being transparent.

Good builders don’t price ideas. They price decisions. And your job, as the homeowner, is to help define them.

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