What should every contractor receive?
Give each contractor the same location, desired fixtures, sketch, known conditions and finish expectations. Identify what is fixed and where you want alternatives. If one contractor prices a half bath while another includes a tiled shower and pump system, the totals do not describe competing prices for one project.
Start with the complete addition guide, then use the free project planner to prepare a printable brief. Photos and specifications can be shared directly with the contractor; this site’s inquiry form does not accept uploads.
Which scope items should you compare?
Mark each cell included, allowance, excluded or unresolved. Add the proposal page or written answer that supports your entry. This worksheet is an original comparison framework, not a standardized construction contract.
| Scope question | Proposal A | Proposal B | Clarification needed |
|---|---|---|---|
| Location, dimensions and fixture list match | ____ | ____ | ____ |
| Drain connection and vent route verified or assumed | ____ | ____ | ____ |
| Slab work and restoration included | ____ | ____ | ____ |
| Pump, electrical supply and access if needed | ____ | ____ | ____ |
| Framing and structural design responsibilities | ____ | ____ | ____ |
| Electrical, lighting and outdoor exhaust scope | ____ | ____ | ____ |
| Shower waterproofing system and required checks | ____ | ____ | ____ |
| Fixtures and finish allowances fully described | ____ | ____ | ____ |
| Permit, trade application and inspection responsibilities | ____ | ____ | ____ |
| Adjacent ceiling/wall/floor repair boundaries | ____ | ____ | ____ |
| Protection, disposal and cleanup | ____ | ____ | ____ |
| Written changes, schedule assumptions and closeout | ____ | ____ | ____ |
For a bump-out, add foundation, roof, siding, windows, site work and exterior restoration. For a basement bathroom, include existing moisture conditions and verified drainage evidence.
How should you normalize allowances?
List the assumed product or scope, amount, and whether supply, installation, tax, delivery and markup are included. If your preferred selection differs, request the same alternate from each contractor. Do not silently replace an allowance with a retail price and assume the installed difference is identical.
Keep exclusions in a separate column. If one quote excludes a required task, obtain enough information to account for that task before comparing working totals. The budget guide shows transparent arithmetic using proposal, overage, excluded-work and reserve inputs.
Which assumptions deserve investigation first?
Prioritize assumptions that can change the route or scope: a supposedly usable drain, a wall thought to be nonstructural, unresolved basement moisture, a shower-floor elevation or an exterior footprint thought to fit. These can have more impact than a decorative upgrade.
Ask what evidence would close the question, who performs the investigation, how much access is required and when the finding becomes part of the proposal. A preliminary estimate can be useful when its assumptions are explicit. Problems arise when a preliminary assumption is presented as a final design fact.
What should the written agreement clarify?
Ask for scope, selections, exclusions, allowance treatment, changes, schedule dependencies, payment milestones, warranty terms and closeout responsibilities. Verify the contractor’s identity and applicable local credentials directly before signing. This worksheet is not legal advice or a substitute for reviewing the actual agreement.
For KCMO, the trade-permit guidance explains that permit-holder eligibility depends on the work and property circumstances. Do not assume a credential in one jurisdiction automatically answers another city’s requirements.
How do you verify the company behind a proposal?
Match the contracting business, the people performing the trades and the evidence for each. A trading name on a website, a sales representative and the entity named in an agreement may not be identical. Ask for that relationship to be explained before comparing credentials. The FTC recommends confirming required licenses with government authorities and requesting proof of insurance.
Keep a separate verification sheet beside the price matrix:
| Check | Record and verify | What it does not establish |
|---|---|---|
| Contracting entity | Exact business name and contact details on the proposal and agreement; explanation of any different trading name | That another business’s credentials transfer to this agreement |
| Applicable credential | Issuing authority, current status and category appropriate to the work; clarify who handles each regulated trade | That one license covers every trade or municipality |
| Insurance evidence | Current certificate from the insurer or authorized agent; named insured, dates and stated coverage; direct confirmation of questions with that issuer | That a logo or the word “insured” explains protection for this project |
| Relevant references | Prior clients who agree to discuss comparable work, with project type and completion date | That a review of unrelated work proves addition-specific experience |
| Job supervision | Named project contact, trade responsibilities and who handles corrections | That the person selling the job will supervise construction |
For Johnson County work, start with the official contractor search and ask the county licensing office about the applicable category. Separately confirm the permit-holder requirements with the property’s building authority. A county credential check and a city permit application answer different questions.
Ask the insurance issuer to clarify unfamiliar terms or whether the evidence supplied addresses the proposed work and subcontractor arrangements; do not attempt to infer a coverage decision from a certificate alone. Resolve mismatched names or expired dates before treating the verification as complete. This is a homeowner information checklist, not an insurance coverage opinion.
What makes a reference useful for an addition?
Choose references for work with a similar constraint: a new basement drain, an occupied-house conversion, a tiled shower or an exterior addition. Ask permission before contacting the homeowner, and do not request private plans or identifying project details for public use. The FTC’s contractor-hiring guide recommends asking previous clients about timing, unexpected costs and their experience with the crew.
Go beyond “Were you happy?” Ask what changed after walls opened, whether the contractor explained the change before proceeding, who coordinated inspections, and whether adjacent finishes were restored as expected. Ask how a callback was handled after the room entered daily use. Record a specific answer or “not discussed,” rather than converting a pleasant conversation into a blanket workmanship guarantee.
A reference conversation, credential lookup and insurance document provide different kinds of evidence. Keep all three alongside the proposed design and scope; none substitutes for the others.
What should you ask at the final comparison conversation?
- “Which existing conditions did you verify, and which are assumptions?”
- “What exactly is outside this price?”
- “What happens if the drain route cannot be used?”
- “Which shower assembly and inspection/test requirements are included?”
- “Who restores the surfaces opened outside the new bathroom?”
- “What decisions could change the schedule?”
- “What records and instructions will I receive at closeout?”
Record each answer against the same scope. Keep the construction sequence beside the comparison so a scheduling advantage is not based on omitted work or reviews.
Frequently asked questions
Is the most detailed quote automatically the best?
Detail helps comparison, but it does not independently prove workmanship, suitability or reliability. Evaluate verified qualifications, relevant experience, the proposed design and the actual agreement too.
Should I ask every contractor to price every possible layout?
Narrow the options first. A defined base scope plus one or two meaningful alternates usually produces a clearer comparison than several unresolved projects bundled together.
Prepare your bathroom addition brief.
Take a measured sketch, note the unknowns, and put the same scope in front of every contractor.
Create your project brief ↗