How we price remodeling work in Tampa, FL.
A remodel has two prices. The one you hear at the door, and the one you pay at the end. When they differ, the gap was in the things nobody wrote down. We close that gap before you sign. The scope is written line by line. The price is one closed number. It moves only if you change the scope.
Priced by written scope, never by the hour.
What a verbal number hides.
A price said out loud sounds like an answer. It is a guess. These are the four things it leaves out. They are also the reason two quotes for the same job never match.
What is not on the list
A verbal number has no list. So nothing is excluded, and everything is. The written scope says what is in and what is not. Items not on it are not in the price. You can read that before you sign, not after.
Who does each part
Plumbing and electrical are licensed trades. A number that does not say who does them has not priced them. Our scope names the trade next to each line. Their license number goes on the permit.
What a change costs
You will change something. Everyone does. A verbal number has no rule for that. Our rule is written: the change is priced in writing before anyone does it. You approve it, or it does not happen.
What happens when the date slips
The start and finish dates live in your written scope. If we run past the date in your scope, our price comes down, as the scope says. A verbal number carries no date, so it carries no promise.
Five steps. No surprises.
The same five on every job. A tub reglaze takes a day. A whole house takes months. The steps do not change.
Walkthrough
We come to the real space and listen. What bothers you, what has to change, what you were quoted before. No number is said out loud at this stage. A verbal number is a guess, and guesses move.
Written scope
Line by line: every part of the work, and which licensed trade does it. Anything not on that list is not in the price. That is what keeps the number from moving later.
Closed price
One number, in writing, tied to the scope. It does not move unless you change the scope. If you do, the change is priced in writing before anyone goes on.
Payment stages
Payments are tied to stages you can see and inspect. Never all of it up front. You always know what was finished before you pay for it.
Final walkthrough
The job closes the way it opened: walking the space together. We do not call it done until you do. Then the workmanship warranty starts, in writing.
What a written scope looks like.
This is the first page of the estimate every client gets. Line by line: what is in, what is not, and which trade does it. The money fields are blank here. Yours arrive filled in, with one number per line and one closed total.
A sample, shown with the client and pricing fields blank. Yours arrives filled in, with one number per line and one closed total.
Payments tied to stages you can see.
Never 100% up front. Each payment comes after a stage you can walk into and look at. Permit fees are their own line in the scope, charged at cost, with no markup.
Numbers on our cost pages, like what a bathroom costs in Tampa, FL, are market ranges. The source is named on each page. They are not quotes. Your price comes from your scope.
When we tell you not to hire us
A written scope is slow on purpose. It is not for every job or every buyer. Here is where we say so.
You need a number on the phone
We will not give one. Not because we are hiding it. Because we do not know it yet. Neither does anyone else who has not seen the room.
You want to pay it all today
Some companies take a lower price for full payment up front. We do not take full payment up front, at any price. Payments follow stages you can see.
The job is one faucet
A single faucet, one outlet or one light is a call to a plumber or an electrician. We will tell you so. We do not charge for saying it.
You plan to decide as you go
A written scope needs decisions before the start. If you want to pick things week by week, our way will feel slow. It is slow on purpose. It is how the price stays closed.
Questions we get about the price
Is the walkthrough free?
Yes. The walkthrough and the written scope cost you nothing. You are not tied to anything until you sign the scope with the closed price on it. If you read it and walk away, that is fine.
Why will you not give me a price on the phone?
Because it would be a guess. Two bathrooms the same size are not the same price. What is behind the wall, what moves, and how far the tile goes decide it. We see the room first. Then we write the number, and it does not move.
Does the price ever change?
Only if you change the scope. Then the change is written and priced before it is done. Anything not on the scope is not in the price, and not in the work. That is what keeps the number closed.
What if I change my mind halfway through?
Tell us. We write the change, price it, and you approve it before anyone touches it. Changes are normal. Surprises are not. The scope grows a line, and the price grows with it, in writing.
What does rough complete mean?
Rough is the work inside the walls: pipes, drains, wiring and framing. Rough complete means that work is done and has passed inspection. The second payment, 40%, comes then. Not before.
Who pays for permits?
You do, at cost, as its own line in the scope. No markup. The licensed trade named in your scope pulls the permit under its own license number. That number is on the paperwork.
Can I buy my own materials?
Yes, for finishes like tile, fixtures or paint. The scope says what you supply and what we supply. Your materials carry their maker's warranty. Our workmanship warranty still covers how they were installed.
The other company pages
Where we work
Hillsborough, Pinellas, Pasco, Manatee and Sarasota counties. If your town is not on this list, call and ask: the answer is often yes.
A walkthrough, then a written scope with one closed price.
Never hourly, never a verbal figure, and our workmanship carries a lifetime warranty. Hillsborough, Pinellas, Pasco, Manatee and Sarasota counties.