Sample Deliverable · Contractor Evaluation
Contractor Evaluation Report
Project: Primary Residence Full Renovation — Sample Homeowner
Evaluation Date
April 2025
3 Bids Analyzed
Bids Reviewed
3 Contractors
Raw Bid Range
$188,500 – $231,000
Adjusted Range
$208K – $231K
Consultant
MEAA Group
About This Service
Contractor Evaluation is a structured analysis of the bids and proposals you've received, designed to help you make an informed hiring decision. We normalize competing bids to a common scope, review contractor qualifications and references, identify contract risks, and deliver a written recommendation — so you know exactly who you're hiring and why.
This is a one-time advisory deliverable, not an ongoing service. It is most valuable when you have 2–4 bids in hand and need an expert to cut through the noise before you sign a contract.
Scope Misalignment — Bids Are Not Directly Comparable
Premier Renovations' proposal excluded demolition, all finish allowances, and permit fees — items that the other two contractors included. The apparent $42,500 spread narrows to approximately $14,000–$26,000 on a normalized basis. Evaluating by headline price alone would have led to the wrong decision.
Bid Comparison Matrix
| Criteria | Apex Builders✓ Recommended | Premier Renovations | HomeWorks LLC |
|---|---|---|---|
| Total Bid (As Submitted) | $214,000 | $188,500 | $231,000 |
| Adjusted Bid (Normalized) | $214,000 | ~$208,000–$218,000 | $231,000 |
| Experience | 12 yrs | 7 yrs | 18 yrs |
| References | 3 / 3 Strong | 2 / 3 Acceptable | 3 / 3 Strong |
| Licensed & Insured | |||
| Warranty | 2 yr | 1 yr | 3 yr |
| Scope Complete | |||
| Allowances Itemized | |||
| Change Order Clause | |||
| Demo Included | |||
| Permit Fees Included |
Evaluator Notes & Contract Risk Flags
Apex Builders
— Recommended SelectionMost complete proposal. Detailed allowance schedule included with line-item pricing for tile, fixtures, and hardware. All three references confirmed on-time delivery, clean work sites, and professional communication throughout. Payment schedule is milestone-based and reasonable.
Contract Risk Flags
Premier Renovations
Low headline bid is misleading. Demolition, finish allowances, and permit fees are excluded — adding an estimated $19,500–$29,500. One reference reported scheduling delays exceeding 3 weeks. Contract includes no change order process and no warranty on labor after 12 months.
Contract Risk Flags
HomeWorks LLC
Highest bid with the strongest warranty and longest track record. Scope is detailed with minimal exclusions. Timeline flexibility is greater than Apex's. Suitable first alternative if Apex cannot accommodate the desired start date or if budget is secondary to risk minimization.
Contract Risk Flags
Consultant Recommendation
Select Apex Builders, with One Negotiation Point
Apex Builders presents the strongest overall value. Their proposal is scope-complete, references are uniformly positive, and the contract structure is sound. Their adjusted bid of $214,000 is competitive given the inclusions.
Prior to signing, negotiate the payment draw schedule to align milestones more evenly. The current structure front-loads approximately 8% above what is warranted at mobilization. This is a routine negotiation and unlikely to be a deal-breaker for the contractor.