New to Real Estate · Houston · Member since 2026 · 80 posts · 62 votes
I realized an inspection report and a contractor scope are not really the same document. The report might mention dozens of issues, recommendations, and “have a specialist evaluate” notes. But if I send that same report to three contractors, I could get three bids covering completely different work.
For investors who run rehabs, what do you actually hand contractors so the bids are apples-to-apples?
Do you build the scope yourself first, walk it with each contractor, or let the contractor decide what belongs in the bid?
Contractor · Romeoville, IL · Member since 2015 · 198 posts · 137 votes
2mo
Personally, and I am speaking as a contractor, I normally will look for direction first from the client such as a preferred SOW and any inspections that may have been performed during the diligence phase pre closing. Once that is done, I can create the main bid based on the clients direction and create a supplementary bid which would include repairs not mentioned in the client scope or items that based on experience we know a building inspector will call out.
Pricing is obviously a real concern and contractors will all see things a bit different on a jobsite based on their collective experience. If you hand for contractors your desired SOW and explain that anything outside your scope should be on a supplementary bid I think it may help you navigate multiple contractor bids on a more apples to apples basis.
Contractor · Romeoville, IL · Member since 2015 · 198 posts · 137 votes
2mo
Personally, and I am speaking as a contractor, I normally will look for direction first from the client such as a preferred SOW and any inspections that may have been performed during the diligence phase pre closing. Once that is done, I can create the main bid based on the clients direction and create a supplementary bid which would include repairs not mentioned in the client scope or items that based on experience we know a building inspector will call out.
Pricing is obviously a real concern and contractors will all see things a bit different on a jobsite based on their collective experience. If you hand for contractors your desired SOW and explain that anything outside your scope should be on a supplementary bid I think it may help you navigate multiple contractor bids on a more apples to apples basis.
Contractor · Romeoville, IL · Member since 2015 · 198 posts · 137 votes
2mo
Build your SOW based on the inspection reports and your cosmetic upgrades then send that to the contractor. Anything outside of these documents should be a separate supplementary bid. You will at least get apples to apples on your SOW and also find out very quickly which contractors bid nothing extra. Good contractors want to finish a project well for their own portfolios so they will offer additional items those who don't at least point out a couple more repairs usually aren't the ones to hire. Choose wisely.
Kennesaw, GA · Member since 2019 · 59 posts · 26 votes
1d
From my experience as a plumber I would get three separate quotes.
I would walk the property with each contractor and go through the inspection report to gain a clearer sense of the actual scope needed.
I agree with Robert, I would first go through the report yourself and prioritize tasks of most importance. From there the quotes will be much more accurate.
Another advantage would be having the ability to ask the contractors questions to gauge their responses.
Questions I would ask
“Do you have experience doing these kinds of projects?”
“What would be something unexpected that may arise during repairs and how would you fix them?”
“What recommendations can you provide for similar scopes of work?”