General Contractor Estimate Template
The short answer
A US general contractor on residential remodels bills project management and supervision at $60–$120 an hour in 2026, carpenter labor at $55–$95, and general labor at $35–$60. Unit prices are steady: interior demolition at $2–$7 per square foot (a bathroom gut runs $400–$1,500), drywall hung, taped and finished at $2–$4 per square foot, a 20 yard dumpster at $400–$800 per haul, and final cleanup at $250–$750. Permits pass through at cost, commonly $250–$2,500. On a fixed-price job, materials carry a 10–25% markup and licensed subs 10–20% over their price. On cost-plus work, show overhead and profit of 10–20% as one line. The estimate total moves most with hidden conditions behind walls, how much goes to subs, the finish level the customer picks, and whether permits need drawings or an engineer.
A general contractor estimate answers the customer's first question, roughly what will this cost, with enough detail that the answer holds up. Use this template for a quick number with a validity date, send it for online approval, and convert the approved estimate to an invoice with the next number. When the job has options or needs a signature and a deposit, use a proposal instead.
What belongs in a general contractor estimate
A construction proposal from a general contractor is the contract the whole job runs on. Break the work into phases the customer can follow (demolition, framing, rough-ins by your licensed subs, drywall, finishes), name every allowance with its dollar amount, and list the upgrades the customer is still deciding on as optional lines. Spell out the draw schedule, what happens when you open a wall and find rot, and how changes get priced and signed, because a remodel always changes once it starts.
Typical general contractor prices in 2026
What general contractor jobs commonly cost in the US. Your market, your costs and the job in front of you decide your number; use these ranges to check it.
| Job | Typical price | Unit | Usually includes |
|---|---|---|---|
| Project management and supervision | $60–$120 | per hour | Scheduling subs, ordering materials, site meetings and inspection walkthroughs |
| Carpenter labor | $55–$95 | per hour | Framing, blocking, trim and door hanging by a lead or journeyman carpenter |
| General labor | $35–$60 | per hour | Site prep, material handling, protection and daily cleanup |
| Interior demolition | $2–$7 | per sq ft | Removing finishes and fixtures to the studs, bagging and loading debris |
| Bathroom gut demolition | $400–$1,500 | per bathroom | Tile, tub, vanity, toilet and drywall removed, plumbing capped |
| Drywall hang, tape and finish | $2–$4 | per sq ft | Board, fasteners, tape and mud to a level 4 finish ready for primer |
| 20 yard dumpster | $400–$800 | per haul | Delivery, pickup and the landfill fee up to the hauler's weight limit |
| Final construction cleanup | $250–$750 | per job | Dust removal, window and fixture wipe-down, floors vacuumed and mopped |
| Building permit, residential remodel | $250–$2,500 | per permit, at cost | Permit and plan review fees passed through, inspections scheduled by you |
Typical ranges as of October 2026 · US national. Editorial ranges for residential remodel and light commercial work, matching the rates in Numulo's contractor invoice template and its AI invoice helper. Sources: Numulo contractor invoice template: typical rates, Numulo 2026 trade pricing report.
Sample line items
Realistic 2026 US pricing for a typical job. Every number is editable; optional items are the ones the customer decides on.
| Description | Qty | Rate | Amount |
|---|---|---|---|
| Demolition: gut hall bathroom to studs, haul debris | 1 | $1,200.00 | $1,200.00 |
| Framing and carpentry labor, 2 carpenters x 16 hrs | 32 | $75.00 | $2,400.00 |
| Plumbing rough-in and fixture set, licensed plumbing sub | 1 | $3,400.00 | $3,400.00 |
| Building permit and inspections, at cost | 1 | $450.00 | $450.00 |
| Electric heated floor mat with programmable thermostat optional | 1 | $950.00 | $950.00 |
| Upgrade to frameless glass shower door optional | 1 | $1,400.00 | $1,400.00 |
Required items: $7,450.00. Optional items if all are chosen: $2,350.00. Rate ranges vary by region; price from your own costs and margin.
Terms that belong in a general contractor estimate
Promise extended coverage on the bid: saying how long you stand behind general contractor work separates your number from a cheaper one, and it costs nothing on the day you offer it. Put the terms on the estimate and they carry through to the invoice when the customer approves, then start counting down once that invoice is paid. From there warranty tracking keeps the coverage dates, an estimate of the labor and parts you could still owe, and any callback filed against the job.
Bigger job with options and a deposit? Use the general contractor proposal template. Work already done? The general contractor invoice template is free too.
Once the work is invoiced, getting paid is handled too: your pay instructions print on the invoice, part payments are tracked, and reminders go out on their own.
How the estimate gets approved
Send the link. The customer sees the items, the total, and the validity date, types their name, and approves. You get an email, and the estimate converts to an invoice with the next invoice number in one click, carrying the same client, items, and any deposit.
Frequently asked questions
How much should a general contractor mark up materials and subs?
Most residential contractors mark up materials 10–25% over cost and subcontracted trade work 10–20% over the sub's price. The markup pays for ordering, pickups, returns, coordination and the warranty you carry on the sub's work. On cost-plus jobs, skip line markups and show one overhead and profit line of 10–20% of job cost instead.
Should a contractor charge for estimates on remodels?
A walkthrough and a ballpark range are usually free. A detailed estimate for a large remodel, with measured drawings, sub quotes and a selections list, can take a day or more, and many contractors charge $250–$1,000 for it and credit the fee to the contract if the customer signs.
How do I price demolition on a remodel estimate?
By the square foot for open areas, commonly $2–$7, or as a flat price per room when the room is a known quantity, such as $400–$1,500 to gut a bathroom. Put the dumpster on its own line at $400–$800 per haul, and note that demolition prices assume no hazardous materials.
Should permits be on a contractor estimate?
Yes, as a separate line billed at cost, so the customer sees the city's fee and not your markup on it. Most residential remodel permits run $250–$2,500. If the building department needs stamped drawings or an engineer's letter, list that as a separate allowance.
Fixed price or cost-plus for a remodel estimate?
Fixed price suits work you can see and measure, like a kitchen or bath with no structural changes. Cost-plus suits older homes, additions and jobs where the customer is still choosing finishes, because you bill actual cost plus an agreed fee. Many contractors quote a fixed price with allowances for the parts still undecided.
What is the difference between an estimate and a proposal?
An estimate is a priced list with a validity date that the customer approves with a typed name. A proposal adds a written scope, optional items the customer can pick, terms, an electronic signature record, and automatic invoicing with a deposit on acceptance.
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