General Contractor Estimate Template
A general contractor estimate forecasts the price before work starts: 9 lines for build a 12x16 ft single-story rear addition with one window and an exterior door, totalling $37,338.00, with services the largest share (51%). It states its assumptions and stays valid for 30 days. Edit the lines and download the PDF.
Pre-filled for a general contractor: build a 12x16 ft single-story rear addition with one window and an exterior door. Example prices: replace them with your own.
From
Riverside General Contracting
513 Market Street
Salem, MA 01970
billing@example.com
(503) 555-0113
Estimate
Prepared for
Sam Patel
52 Aspen Way
Franklin, TN 37064
client@example.com
| Description | Qty | Rate | Amount |
|---|---|---|---|
| Building permit and plan review fee | 1 each | $1,450.00 | $1,450.00 |
| Foundation: footings and 12x16 ft slabExcavation, forms, rebar, 4-in slab on vapor barrier | 1 project | $8,600.00 | $8,600.00 |
| Framing labor, walls and roof2x6 walls, engineered rafters, wall and roof sheathing | 96 hr | $68.00 | $6,528.00 |
| Framing lumber and sheathing package | 1 lot | $6,950.00 | $6,950.00 |
| Roofing subcontract, shingles tied into existing roof | 1 project | $3,400.00 | $3,400.00 |
| Electrical subcontract: one circuit, 6 outlets, 2 fixtures | 1 project | $2,900.00 | $2,900.00 |
| Window and exterior door, supplied and installed | 2 each | $1,150.00 | $2,300.00 |
| Insulation, drywall and two coats of paint | 640 sq ft | $6.50 | $4,160.00 |
| Dumpster rental, 20-yard, two hauls | 2 each | $525.00 | $1,050.00 |
- Subtotal
- $37,338.00
- Estimate total
- $37,338.00
Notes
A general contractor's estimate should break the job into divisions (site work, foundation, framing, roofing, finishes), list allowances for owner-selected finishes and state exclusions such as landscaping repair.
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General Contractor estimate at a glance
| Scope estimated | Build a 12x16 ft single-story rear addition with one window and an exterior door |
|---|---|
| Estimate total | $37,338.00 before tax |
| Valid for | 30 days from the estimate date |
| Deposit on acceptance (30%) | $11,201.40 |
| Services (4 lines) | $19,060.00, 51% |
| Materials (2 lines) | $9,250.00, 25% |
| Labour (1 line) | $6,528.00, 17% |
| Priced in | project |
Estimate breakdown for build a 12x16 ft single-story rear addition with one window and an exterior door
| Item | Type | Est. quantity | Est. amount |
|---|---|---|---|
| Building permit and plan review fee | Fees | 1 each | $1,450.00 |
| Foundation: footings and 12x16 ft slab | Services | 1 project | $8,600.00 |
| Framing labor, walls and roof | Labour | 96 hr | $6,528.00 |
| Framing lumber and sheathing package | Materials | 1 lot | $6,950.00 |
| Roofing subcontract, shingles tied into existing roof | Services | 1 project | $3,400.00 |
| Electrical subcontract: one circuit, 6 outlets, 2 fixtures | Services | 1 project | $2,900.00 |
| Window and exterior door, supplied and installed | Materials | 2 each | $2,300.00 |
| Insulation, drywall and two coats of paint | Services | 640 sq ft | $4,160.00 |
| Dumpster rental, 20-yard, two hauls | Equipment | 2 each | $1,050.00 |
| Estimated total | $37,338.00 |
What to write on a general contractor estimate
A general contractor's estimate should break the job into divisions (site work, foundation, framing, roofing, finishes), list allowances for owner-selected finishes and state exclusions such as landscaping repair.
Materials and products are $9,250.00 of this $37,338.00 estimate (25%), so say how long those prices hold: supplier prices can move before the job starts.
Bills a fixed contract price or a cost-plus fee in progress draws tied to milestones, with approved change orders priced separately.
Assumptions behind each line
Write these next to the 9 lines so the customer sees what the $37,338.00 depends on.
- Building permit and plan review fee: a flat $1,450.00.
- Foundation: footings and 12x16 ft slab: 1 project, $8,600.00.
- Framing labor, walls and roof: 96 hr at $68.00 per hr ($6,528.00); extra hr at the same rate.
- Framing lumber and sheathing package: 1 lot at $6,950.00 ($6,950.00); another grade or brand changes this line.
- Roofing subcontract, shingles tied into existing roof: 1 project, $3,400.00.
- Electrical subcontract: one circuit, 6 outlets, 2 fixtures: 1 project, $2,900.00.
- Window and exterior door, supplied and installed: 2 each at $1,150.00 ($2,300.00); another grade or brand changes this line.
- Insulation, drywall and two coats of paint: 640 sq ft, $4,160.00.
- Dumpster rental, 20-yard, two hauls: 2 each of hire ($1,050.00); longer hire is extra.
Changes, overruns and change orders
If the customer adds work, put it on a signed change order first. Here one more hr of "Framing labor, walls and roof" adds $68.00, or 0.2% of the estimate.
A 10% rise in material prices would add $925.00 to this job, which is why many general contractors limit how long an estimate stays valid.
Tips from general contracting work billing
- Bill each draw against the schedule of values in the contract, showing percent complete for every line, the amount previously billed and the balance to finish, so the owner can check it against what is visibly built.
- Give approved change orders their own lines with the change order number and signature date; blending extra work into base-contract lines is the quickest way to get an entire draw held up.
- If the contract withholds retainage, show the gross amount earned, the retainage held back and the net amount payable on every progress invoice, then bill the released retainage separately at substantial completion.
- Reference the lien waivers collected from subcontractors and suppliers for the previous draw, because lenders and careful owners often refuse to release funds until those waivers are in hand.
Checking the labour rate
U.S. Bureau of Labor Statistics, Occupational Employment and Wage Statistics, May 2024: median hourly wage of Construction Managers $51.43 (employees, not contractor rates).
The sample's $68.00 per hour for "Framing labor, walls and roof" is 1.3 times that employee figure; a business rate also has to cover insurance, tools, travel, unbilled admin time and profit.
Turning the general contractor estimate into an invoice
-
Get it approved
Ask Sam Patel to sign or reply in writing to estimate EST-2918.
-
Record the changes
Update quantities to what was actually used across the 9 lines.
-
Switch the document type
Change Estimate to Invoice in the tool; the lines and parties stay.
-
Deduct what was paid
Enter the $11,201.40 deposit as amount paid so the balance shows $26,136.60.
Frequently asked questions
How do I write a general contractor estimate?
Describe the job (Build a 12x16 ft single-story rear addition with one window and an exterior door), list each line with an estimated quantity and rate, total it ($37,338.00 in the sample), state how long it is valid and what it assumes, then send it as a PDF for approval.
Is a general contractor estimate binding?
An estimate is a forecast, not a fixed price, so the final invoice can differ when the work or materials change. Rules vary by country and state; to stay safe, get written approval before billing noticeably more than the $37,338.00 you estimated.
How long should a general contractor estimate be valid?
Thirty days is common and is what this template uses. With 25% of the price in materials, a shorter validity protects you if supplier prices rise.