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Bid exclusions and clarifications: a free checklist for contractors

A bid without a written exclusions list leaves the customer free to assume everything is included. Then the argument happens halfway through the job, when you find rot behind the wall or the inspector asks for something that wasn’t on the plans. Here are the exclusions and clarifications worth considering on every bid, grouped so you can scan them in a minute.

The checklist

Site and existing conditions

Hidden conditions behind walls, under floors or below grade (rot, mold, old wiring, buried debris); priced by change order if found
Rock, ledge, groundwater or unsuitable soil
Survey, property line staking and soil testing
Removal of hazardous materials (asbestos, lead paint) and any testing for them

Permits, fees and design

Permit, plan review and inspection fees (state whether included or billed at cost)
Engineering, architectural drawings and stamped plans
Utility company connection, tap and impact fees
Upgrades an inspector requires beyond the plans you bid

Scope edges

Painting, patching or finish work outside the work area
Moving or reinstalling furniture, appliances, fixtures or the owner’s belongings
Landscaping, lawn repair and driveway or sidewalk damage from deliveries
Owner-supplied materials: their delivery, damage, warranty and any delay they cause

Price and schedule

Material price increases after a stated date (say how long the price holds, for example 30 days)
Overtime, weekend or after-hours work the owner asks for
Winter conditions: heating, tenting, snow removal and frozen-ground work
Delays caused by the owner, other trades, utility companies or late selections

Cleanup and disposal

Dumpster and disposal fees above an included allowance
Final professional cleaning (broom-clean is included, if that is what you mean)

How to use it without scaring the customer off

Only list what applies. Twenty generic exclusions on a bathroom remodel reads like you’re hiding something. Pick the five or six that could really come up on this job.
Say what happens if it comes up. “Hidden rot is excluded” sounds harsh. “If we find rot behind the tile, we’ll show you and price the repair on a change order before we fix it” sounds like a plan.
Put it on the same page as the price. Exclusions buried in fine print get skipped. Put them right under the scope, before the signature line.
Use allowances for unknowns you can estimate. For example, a stated allowance for disposal or tile, with the rule that overages and credits are settled by change order.

This is a general checklist, not legal advice. Contract and home-improvement rules vary by state; check your state’s licensing board and have an attorney review your proposal and contract forms.

Want it built into your bid paperwork?

The Contractor Bid Kit includes a scope and exclusions checklist, a proposal template (PDF and Word) with an exclusions section, a fillable change order, an estimate and takeoff worksheet, a progress payment schedule, bid follow-up scripts and an Excel bid calculator. $49 one-time. This page stays free either way.

Get the Contractor Bid Kit — $49 Free change order form

Templates and worksheets, not legal, tax or accounting advice. Contract, licensing, deposit, retainage, lien and notice rules vary by state: check your state licensing board and local lien rules, and have an attorney in your state review your contracts before you use them. No guaranteed results.