Contractor Quote Comparison Table

## Executive decision snapshot

**Apples-to-apples gate: NOT PASSED.**

**A defensible overall winner cannot be selected yet because material scope, price, or contract differences remain unresolved.**

| Contractor | Quote | Budget position | Start / lead time | Duration | Material “Not stated” items* | HIGH / CRITICAL unresolved | Biggest documented advantage | Biggest unresolved issue | Final-decision comparable? |
|---|---:|---:|---|---|---:|---:|---|---|---|
| **A** | $31,850 | **$3,150 under** | ~5 weeks | 5–6 weeks | 11 | **2 / 0** | Detailed scope plus disclosed cabinet/counter allowances | Permit cost/responsibility and potentially front-loaded payment timing | **No** |
| **B** | **$28,400** | **$6,600 under** | Not stated | **4 weeks** | 23 | **4 / 0** | Lowest quoted price and shortest stated duration | Scope/specifications and core contract protections are largely undefined | **No** |
| **C** | $36,700 | **$1,700 over** | **3 weeks** | 6 weeks | **4** | **2 / 0** | Strongest documented scope and contract protections | Appliance installation absent and progress-draw triggers/amounts unspecified | **No** |

\*Based on the 31-item comparison set below. It measures documentation, not actual contractor capability.

For a **lowest-risk** buyer, the current evidence is particularly important: B's $28,400 price cannot yet be treated as an apples-to-apples $3,450 savings versus A or $8,300 savings versus C.

---

# 1. Master scope normalization

| Comparison item | A | B | C |
|---|---|---|---|
| General kitchen demolition/removal | Included | Included | Included |
| Haul-away/disposal | Included | Not stated | Included |
| Cabinet package/material | Allowance: $9,800 | Included | Included |
| Cabinet brand | Not stated | Not stated | Included |
| Cabinet quantity | Included | Not stated | Not stated |
| Cabinet grade/material specification | Included | Not stated | Not stated |
| Quartz countertops | Allowance: $4,500 | Included | Included |
| Quartz thickness | Not stated | Not stated | Included |
| LVP flooring | Included | Not stated | Included |
| Flooring material + installation explicitly stated | Not stated | Not stated | Included |
| Appliance installation | Included | Included | Not stated |
| General electrical work | Included | Included | Included |
| Recessed-light quantity | Included | Not stated | Included |
| Under-cabinet lighting | Not stated | Not stated | Included |
| New receptacle/outlet quantity | Included | Not stated | Included |
| Plumbing reconnect | Included | Not stated | Included |
| New shutoff valves | Not stated | Not stated | Included |
| Permit preparation/administration | Not stated | Not stated | Included |
| Permit fees | Excluded | Not stated | Included |
| Dust barriers | Not stated | Not stated | Included |
| Floor protection | Not stated | Not stated | Included |
| Final cleaning | Not stated | Not stated | Included |
| Start/lead-time commitment | Included | Not stated | Included |
| Project duration | Included | Included | Included |
| Deposit/payment schedule | Included | Included | Included |
| Completion holdback/final-payment amount | Included | Included | Included |
| Workmanship/labor warranty | Included | Not stated | Included |
| Written change-order procedure | Not stated | Not stated | Included |
| Change-order pricing/markup | Included | Not stated | Not stated |
| General liability insurance | Included | Not stated | Included |
| Workers' compensation insurance | Not stated | Not stated | Included |

### Material differences

**A. Scope:** C expressly includes disposal, protection measures, final cleaning, permit work, additional lighting, four receptacles, and new shutoff valves. A expressly includes disposal and appliance installation but fewer lighting/receptacle items. B's wording is much broader and less specific.

**B. Specifications:** A identifies 12 semi-custom maple cabinets and two dollar allowances. C identifies KraftMaid cabinets, 3 cm quartz, and stated package values. B gives neither cabinet/counter brands nor allowance/specification levels.

**C. Included by one but unstated elsewhere:** C's under-cabinet lighting, new shutoff valves, dust barriers, floor protection, permit services, and final cleaning are examples.

**D. Explicit exclusions:** The only clear material exclusion is **A's permit fees**.

**E. Allowance exposure:** A has $9,800 cabinets + $4,500 quartz = **$14,300 of explicit allowances**. An allowance is not itself an extra charge, but selections above the allowance could change price if the contract permits an overage. The overage mechanism is not stated.

**F. Unaddressed by all three:** No quote gives a punch-list procedure, defines inspection responsibility, states tax treatment, identifies payment method, or states financing terms. Those are decision-relevant unknowns; I am not asserting that all are legally required.

---

# 2. Documentation coverage

There are **31 comparison items**.

| Contractor | Included | Excluded | Allowance | Not stated | Explicitly addressed | Coverage |
|---|---:|---:|---:|---:|---:|---:|
| **A** | 17 | 1 | 2 | 11 | 20 | **64.5%** |
| **B** | 8 | 0 | 0 | 23 | 8 | **25.8%** |
| **C** | 27 | 0 | 0 | 4 | 27 | **87.1%** |

Coverage = explicitly addressed ÷ 31.

This is a **quote-clarity/disclosure measure**, not a rating of project completeness or contractor quality.

### Highest-value missing statements

**A:** permit responsibility/cost; workers' compensation; written change-order approval; protection/cleanup obligations; quartz thickness/brand or equivalent specification.

**B:** precise cabinet/counter/flooring specifications; permit/inspection responsibility; disposal; insurance/licensing; warranty and change-order rules.

**C:** appliance installation; cabinet quantity/grade details; exact progress-draw amounts/triggers; change-order pricing basis.

---

# 3. Price reconciliation and cost exposure

## Contractor A

**Quoted price:** $31,850.

Explicit allowances:  
$9,800 cabinets + $4,500 quartz = **$14,300**.

I have **not added $14,300 to $31,850**. The quote presents $31,850 as its stated overall price, but it should explicitly confirm that both allowances are embedded within that total.

Known mandatory add-ons: none priced.

Known additional cost: **permit fees are excluded**, amount unknown.

Known minimum documented exposure: **$31,850**.

Budget calculation:

$35,000 − $31,850 = **$3,150 documented headroom**.

That $3,150 is **not safe remaining money** because permit costs, allowance overruns, change orders, and several cleanup/protection items remain unpriced or unresolved.

## Contractor B

Quoted price and known minimum documented exposure: **$28,400**.

No allowances, mandatory add-ons, taxes, discounts, or priced exclusions are stated.

Budget:

$35,000 − $28,400 = **$6,600 apparent headroom**.

This is the **least reliable headroom of the three** because 23/31 comparison items are not explicitly documented.

## Contractor C

Quoted price: **$36,700**.

The $11,250 KraftMaid package and quartz “included up to $5,200” are described as included components. They are not added again.

Budget:

$35,000 − $36,700 = **−$1,700**.

C therefore starts **$1,700 over budget** before any future changes.

### Pairwise differences

| Comparison | Difference | % difference using lower bid |
|---|---:|---:|
| B → A | $3,450 | **12.1%** |
| A → C | $4,850 | **15.2%** |
| B → C | $8,300 | **29.2%** |

Calculations:

$3,450 ÷ $28,400 = 12.1%  
$4,850 ÷ $31,850 = 15.2%  
$8,300 ÷ $28,400 = 29.2%

A true scope-adjusted price **cannot currently be calculated** because the quotes are bundled and the value of omitted/unstated scope is unknown.

B is demonstrably cheaper **as quoted**, but the evidence does not establish that B is cheaper *because* it omits anything. What can be said is that B's lower price accompanies substantially weaker scope disclosure.

---

# 4. Timeline, payments and cash flow

| Item | A | B | C |
|---|---|---|---|
| Start | ~5 weeks | Not stated | **3 weeks** |
| Duration | 5–6 weeks | **4 weeks** | 6 weeks |
| Deposit | 35% | $14,200 = **50%** | **10%** |
| Deposit $ | **$11,147.50** | **$14,200** | **$3,670** |
| Progress | 35% after cabinets; 25% after countertops | None stated | Four progress draws |
| Completion payment | 5% | 50% | 10% |
| Completion $ | $1,592.50 | $14,200 | $3,670 |
| Retainage | 5% effectively remains until completion | 50% remains until completion | 10% held until completion |

### A arithmetic

35% × $31,850 = **$11,147.50 deposit**

Second 35% = **$11,147.50**

25% = **$7,962.50**

5% = **$1,592.50**

Total = $31,850.

The concern is the second 35% being triggered by **cabinet arrival**, rather than an explicitly defined amount of completed work. Depending on when cabinets arrive, as much as **70% = $22,295** could become payable without the quote establishing a comparable percentage of physical completion.

### B

$14,200 ÷ $28,400 = **50% at signing**.

At approximately halfway through construction, the only documented paid amount would still be $14,200, because the balance is not due until completion.

### C

10% × $36,700 = **$3,670 deposit**.

Another **$29,360, or 80%**, is distributed among four progress draws, but amounts and triggers are missing.

Final 10% = **$3,670**.

C therefore has the best documented upfront/final-payment structure, but the middle 80% remains insufficiently defined.

Indiana's Attorney General consumer guidance advises consumers not to pay more than one-third of a home-improvement project's total cost as a down payment and recommends tying remaining payments to specified completed work. That is consumer guidance, not a finding that a larger deposit is illegal. [Indiana Government](https://www.in.gov/attorneygeneral/consumer-protection-division/files/Storm-Chasers-webversion_4_24.pdf?utm_source=chatgpt.com)

Thus:

- A's **35%** is slightly above that guidance.
- B's **50%** materially exceeds it.
- C's **10%** is well below it.

---

# 5. Indianapolis / Indiana compliance check

## VERIFIED

### Written home-improvement contract

Indiana's Home Improvement Contracts Act applies to qualifying residential home-improvement contracts above $150. Official Indiana consumer guidance says the written agreement should state price, payment schedule, detailed work/materials, approximate start/completion dates, contractor identification, and signatures. Indiana appellate authority likewise identifies detailed scope, dates, contract price and signatures among HICA requirements. [Indiana Government](https://www.in.gov/attorneygeneral/consumer-protection-division/files/Storm-Chasers-webversion_4_24.pdf?utm_source=chatgpt.com)

**Impact here:** If these documents are merely estimates, that does not necessarily make the estimate defective. But the **final contract** needs substantially more information than B currently supplies.

### Indianapolis contractor listing/licensing

Indianapolis's current code provides for contractor listing/licensing and restricts permitting/construction where required contractor status is absent. A listed contractor can obtain qualifying permits; specialized electrical/plumbing work carries separate licensing/registration considerations. [Municode Library](https://library.municode.com/in/indianapolis_-_marion_county/codes/code_of_ordinances?nodeId=TITIIIPUHEWE_CH536BUCO_ARTVIFE\&showChanges=true\&utm_source=chatgpt.com)

Indianapolis's current general-contractor application requirements also call for liability insurance, workers' compensation where applicable, and a **$10,000 license/permit surety bond**. That bond is a licensing bond—it should not be confused with a project-specific performance bond guaranteeing your kitchen remodel. [GraphAssets](https://us-east-1-indy.graphassets.com/ActDBC5rvRWeCZlNNnLrDz/cmg9so0p30ajl07jxnbcju1qb?utm_source=chatgpt.com)

**None of the three bids states a contractor-license/listing number or bond.** Verify each through Indianapolis Department of Business and Neighborhood Services before signing.

### Insurance

Indianapolis's contractor requirements specify at least $500,000 liability coverage in the described configurations and workers' compensation requirements for covered employees. [GraphAssets](https://us-east-1-indy.graphassets.com/ActDBC5rvRWeCZlNNnLrDz/cmg9so0p30ajl07jxnbcju1qb?utm_source=chatgpt.com)

C affirmatively states general liability and workers' compensation are active. A offers a certificate of insurance but does not describe workers' compensation. B states neither.

A statement in a proposal is not a substitute for verifying a current certificate.

### Permits

Indianapolis exempts various ordinary or fixture-installation activities such as cabinets and certain floor/wall coverings from building permits, but electrical or plumbing alterations may still require permitting depending on the actual work. The code expressly provides permit fees for electrical-system remodeling and plumbing alteration/repair. [Municode Library](https://library.municode.com/in/indianapolis_-_marion_county/codes/code_of_ordinances/358893?nodeId=TITIIIPUHEWE_CH536BUCO_ARTIIICECOCO_S536-301FICECOCO\&utm_source=chatgpt.com)

This project includes new lighting/receptacles and plumbing work, so the precise electrical/plumbing scope needs to be matched to BNS permit requirements before work begins.

C explicitly includes permit preparation and fees. A explicitly excludes permit fees. B says nothing.

### Inspections

For permitted building-equipment work, Indianapolis's code provides for rough inspections of applicable electrical/plumbing work before it is covered or concealed. [Municode Library](https://library.municode.com/in/indianapolis_-_marion_county/codes/code_of_ordinances?nodeId=TITIIIPUHEWE_CH536BUCO_ARTIIBUPEDESU_S536-202ELOBAPBUPE\&utm_source=chatgpt.com)

No quote explicitly says who schedules inspections or what happens if an inspection requires correction.

### Mechanics' liens

Indiana law permits qualifying contractors, subcontractors, laborers, and suppliers to establish mechanics' lien rights. Indiana consumer guidance recommends withholding final payment until the homeowner has written proof that subcontractors/suppliers have been paid. [Indiana Government](https://www.in.gov/sboa/library/home/resource-library/county-recorders/?utm_source=chatgpt.com)

That makes lien-related closeout documentation especially relevant before the final draw.

## MUNICIPAL / PROJECT-SPECIFIC

The exact permits depend on what electrical circuits, plumbing, walls, and other systems are actually altered.

Also verify that the address is actually within Indianapolis/BNS jurisdiction rather than a separately administered municipality within Marion County.

## TO CONFIRM

**Cancellation rights:** A general three-day cancellation right should not be assumed merely because this is a home remodel. Rights can depend on how/where the contract was solicited or whether special circumstances such as insurance-funded work apply. Confirm the signing circumstances with the Indiana Attorney General Consumer Protection Division if relevant.

**Exact permit package/fees:** Confirm through Indianapolis Department of Business and Neighborhood Services once final electrical/plumbing scope is known.

---

# 6. Red-flag and contract-risk audit

| Contractor | Severity | Trigger | Why it matters | Question / required resolution |
|---|---|---|---|---|
| A | **HIGH** | “Permit fees excluded”; responsibility otherwise unclear | Creates an unpriced cost and compliance-responsibility gap | “Who obtains every required permit/inspection, what fees are excluded, and who pays them?” **Put in contract.** |
| A | **HIGH** | 35% deposit + another 35% when cabinets arrive | Potentially 70% paid before payment is tied to comparable completed work | “Please tie the second draw to an objectively defined completed-work milestone.” **Put in contract.** |
| A | MEDIUM | “Changes billed at cost plus 18%” | Markup is known, but approval procedure and meaning of “cost” are not | “Define cost and require a signed written change order stating price and schedule impact before work.” |
| A | MEDIUM | Workers' comp, dust protection, floor protection, final cleanup unstated | Responsibility could later be disputed | Confirm each in writing. |
| B | **HIGH** | $14,200 due at signing = 50% | Significant customer funds exposed before physical work | “Will you reduce the signing payment and tie further draws to completed milestones?” |
| B | **HIGH** | Cabinets, quartz, flooring, electrical/plumbing described generically | Bid may not represent the same materials/work as A/C | Require brands/grades/quantities/allowances and specific electrical/plumbing scope. |
| B | **HIGH** | Permit, insurance/licensing and inspection responsibility unstated | Compliance and liability allocation cannot be evaluated | Require permit responsibility and current license/insurance evidence. |
| B | **HIGH** | Warranty/change orders absent | Cost and post-completion obligations are undefined | Require written warranty and signed change-order process before signing. |
| B | MEDIUM | “Estimated 4-week project”; no starting date | Earliest completion cannot be calculated | Require approximate start date and schedule contingencies. |
| C | **HIGH** | Four progress draws, amounts/triggers unstated | 80% of contract is not mapped to measurable milestones | Require exact percentages/dollars and objectively defined triggers. |
| C | **HIGH** | Appliance installation not stated | It is part of your intended project but currently outside documented scope | Confirm owner-supplied appliance installation in contract. |
| C | MEDIUM | Written CO required, but markup/pricing method unstated | Approval protection exists but future cost basis remains unclear | Define labor/material pricing and any markup before signing. |

No current evidence justifies a **CRITICAL** classification.

---

# 7. Apples-to-apples gate

### Current blockers

**A must clarify:** permit responsibility/fees; progress-payment milestone; protection/final cleanup; workers' compensation; written change-order approval.

**B must clarify:** virtually the entire material specification package; disposal; permit/inspection responsibility; insurance/licensing; warranty; change-order process; start timing.

**C must clarify:** appliance installation; exact progress draws; change-order pricing; cabinet quantity/specification detail if those differences matter to your selection.

Because the dollar values of these differences cannot be calculated from the evidence, an adjusted comparable price would require invented pricing.

**Gate result: FAIL.**

---

# 8. Lowest-risk weighted scorecard

Weights:

- Cost position/certainty: **15%**
- Scope/specification completeness: **25%**
- Contract/financial risk: **35%**
- Schedule fit: **10%**
- Documented quality indicators: **15%**

Because the comparison gate failed, **total weighted scores are withheld**.

| Dimension | A | B | C |
|---|---:|---:|---:|
| Cost position & certainty | **4/5** | **3/5** | **2/5** |
| Scope/spec completeness | **3/5** | **1/5** | **4/5** |
| Contract/financial risk | **3/5** | **1/5** | **4/5** |
| Schedule fit | **3/5** | **2/5** | **4/5** |
| Documented quality indicators | **3/5** | **1/5** | **4/5** |
| **TOTAL** | **WITHHELD — comparison gate not passed** | **WITHHELD — comparison gate not passed** | **WITHHELD — comparison gate not passed** |
| Evidence confidence | **MEDIUM** | **LOW** | **MEDIUM** |

Why:

**A:** Price is under budget and major allowances are disclosed, but permits, payment timing and several contract responsibilities remain unresolved.

**B:** Lowest price is a positive, but cost certainty suffers severely because important specifications and contract protections are missing.

**C:** Strongest documented scope, permit/insurance/warranty/change-order position, but it exceeds budget and its four progress draws are undefined.

A score here describes **the bid as documented**, not workmanship or integrity.

---

# 9. Negotiation leverage

## Contractor A

### Non-negotiable protections
Resolve permit responsibility and revise the second payment trigger.

### Scope/spec requests
Specify quartz thickness/product level; clarify protection, cleanup and final cleaning.

### Payment/contract requests
Indiana AG guidance provides a defensible target of no more than approximately one-third upfront:

$31,850 ÷ 3 = **$10,616.67**.

Current deposit = $11,147.50, so reducing it to one-third lowers upfront exposure by **$530.83**.

More importantly, make later payments dependent on completed work rather than merely cabinet delivery.

### Price request
**No evidence-based numeric price counter-offer can be calculated from the current quotes.**

A reasonable request is to include permit fees or provide a fixed permit amount, but I cannot invent their value.

---

## Contractor B

### Non-negotiable protections
Detailed written scope, permits, insurance/licensing, warranty and change-order procedure.

### Scope/spec requests
Cabinet brand/line/quantity, quartz thickness/allowance, LVP specification, electrical work, plumbing work and disposal.

### Payment terms

Current deposit = **$14,200**.

One-third of $28,400:

$28,400 ÷ 3 = **$9,466.67**.

Evidence-based term target: reduce the signing payment to **$9,466.67 or less**, then tie remaining payments to documented completed-work milestones.

Reduction from current deposit:

$14,200 − $9,466.67 = **$4,733.33**.

### Price request

Because B already supplies the lowest price, there is no defensible basis for demanding an additional arbitrary discount.

The strongest negotiation position is: **keep the $28,400 price while making the scope explicit.**

---

## Contractor C

### Non-negotiable protections
Define progress draws and add appliance installation if included.

### Scope/specification requests
Confirm appliance installation and cabinet package quantity/configuration.

### Payment/contract requests
Preserve the 10% deposit and 10% completion holdback; define all four middle draws.

### Price request

Your documented budget provides a defensible target:

$36,700 − $35,000 = **$1,700 required reduction**.

Target contract amount: **$35,000**.

That is a **4.63%** reduction from $36,700.

Ask whether C can reach $35,000 without weakening the decision-driving protections; alternatively ask them to identify specific optional/specification choices that could be changed to close the $1,700 gap.

Do not assume any particular scope item is worth $1,700.

---

# 10. Ready-to-send contractor messages

### Contractor A

**Negotiation message**

Thanks for the proposal. I’m interested, but before making a decision I need several items tightened up in writing.

Please confirm who will obtain all required building/electrical/plumbing permits and inspections, and provide the permit fees or revise the proposal to include them.

I’d also like the payment schedule revised so payments are tied to measurable completed-work milestones rather than cabinet delivery alone. Your current 35% deposit is $11,147.50. I’d prefer the initial payment to be no more than one-third of the contract, approximately $10,616.67, with subsequent payments tied to defined completed work.

Please also define the change-order procedure so no additional work or charge occurs without a written change order showing the added cost and schedule impact and signed approval.

Finally, please confirm the countertop specification, dust/floor protection, final cleanup, and workers' compensation status.

Please send these revisions as an updated written proposal or contract.

**Clarification message**

Before I compare your proposal with the other bids, could you please confirm in writing:

1. Who obtains permits and inspections, and what permit fees I would pay separately?
2. What quartz specification is covered by the $4,500 allowance?
3. Are dust barriers, floor protection and final cleaning included?
4. Do you maintain workers' compensation coverage where applicable?
5. Does the $9,800 cabinet allowance and $4,500 countertop allowance already form part of the $31,850 total?
6. How are allowance overages handled?
7. Are all change orders priced and approved in writing before the additional work begins?

A revised proposal containing these terms would be ideal. Thank you.

### Contractor B

**Negotiation message**

Thanks for the $28,400 proposal. Your price is competitive, but I need the scope and contract terms documented more specifically before I can compare it fairly with the other bids.

Please revise the proposal to identify the cabinet brand/line, quantity and specification; quartz specification and any allowance; flooring material and installation scope; electrical work and fixture/receptacle quantities; plumbing work; demolition/disposal; permit and inspection responsibility; warranty; insurance; and written change-order procedure.

I’d also like to revise the $14,200 signing payment. That represents 50% of the contract. My requested initial-payment target is no more than one-third, or approximately $9,466.67, with additional payments tied to clearly defined completed-work milestones.

If the clarified scope above is already included in the current $28,400 price, please state that explicitly in the revised proposal.

Please send all revisions and confirmations in writing.

**Clarification message**

Could you please provide a revised written proposal answering the following before I make a decision?

1. Cabinet brand, line, quantity and material/specification.
2. Quartz thickness/specification and whether there is an allowance.
3. Exact flooring product and whether both material and installation are included.
4. Exact electrical work, including lighting and receptacle quantities.
5. Exact plumbing work.
6. Whether demolition disposal and final cleanup are included.
7. Who obtains and pays for required permits and schedules inspections.
8. Your contractor license/listing information and current liability/workers' compensation coverage.
9. Workmanship warranty.
10. Written change-order procedure and any markup.
11. Approximate start date in addition to the four-week estimated duration.

Please incorporate the answers into the written proposal rather than relying only on verbal confirmation. Thank you.

### Contractor C

**Negotiation message**

Thanks for the detailed proposal. The permit, insurance, warranty, change-order and payment protections are helpful.

Before I make a decision, please confirm that installation of my owner-supplied appliances is included and add it to the written scope if so.

I also need the four progress draws defined by dollar amount or percentage and tied to specific measurable completion milestones. Please also state how approved change orders are priced, including any labor/material markup.

My maximum planned budget is $35,000, while the proposal is $36,700, a difference of $1,700. If possible, please revise the total to $35,000 without removing the key permit, protection, warranty, insurance or completion protections. If that isn't possible, please identify specific optional or specification choices we could discuss to close that $1,700 difference rather than making unspecified scope reductions.

Please provide the revisions in writing.

**Clarification message**

Before finalizing my comparison, could you confirm in writing:

1. Whether owner-supplied appliance installation is included.
2. The quantity/configuration and specification of the KraftMaid cabinet package.
3. The amount or percentage and exact completion trigger for each of the four progress draws.
4. How change-order pricing and any markup are calculated.
5. Whether the stated general liability and workers' compensation policies will remain active through the project and whether a current certificate can be provided.
6. Who is responsible for scheduling required inspections.

Please include the answers in a revised proposal or final contract. Thank you.

---

# 11. Pre-signing contract checklist

### DO NOT SIGN UNTIL RESOLVED

**A:** permit responsibility/cost; payment milestone associated with second 35%; allowance treatment/overages; written CO approval.

**B:** detailed scope/specifications; permit/inspection responsibility; insurance/licensing; warranty; change orders; start date; 50% deposit structure.

**C:** appliance installation; four progress-draw amounts/triggers.

### PUT IN THE WRITTEN CONTRACT

**A:** 12 semi-custom maple cabinets; $9,800 cabinet allowance; $4,500 quartz allowance; six recessed lights; three outlets; appliance installation; disposal; permit allocation; one-year warranty; exact payment triggers; cost-plus-18% CO formula and written approval.

**B:** every material specification developed during clarification, disposal/cleanup, permits, start/completion dates, warranty, payment schedule, insurance representation and CO procedure.

**C:** KraftMaid package; 3 cm quartz up to $5,200; LVP; eight recessed lights; under-cabinet lighting; four receptacles; shutoff valves; permits; protection/cleaning; two-year warranty; written CO requirement; appliance installation if agreed; draw schedule.

### VERIFY BEFORE WORK STARTS

All contractors: Indianapolis contractor status applicable to the work; required permits issued; applicable electrical/plumbing licensing; current insurance certificates.

A: workers' compensation status.

C: verify the stated liability/workers' compensation evidence.

Indianapolis currently requires relevant contractor listing/licensing and supporting insurance/bond documentation. [GraphAssets](https://us-east-1-indy.graphassets.com/ActDBC5rvRWeCZlNNnLrDz/cmg9so0p30ajl07jxnbcju1qb?utm_source=chatgpt.com)

### KEEP FOR YOUR RECORDS

Signed contract and revised proposals; every signed change order; insurance evidence; permit and inspection records; allowance selections; payment receipts; warranty documentation; proof subcontractors/suppliers have been paid before final closeout.

Indiana consumer guidance specifically recommends retaining contracts, change orders, warranties and correspondence and obtaining payment proof to reduce mechanics-lien exposure. [Indiana Government](https://www.in.gov/attorneygeneral/consumer-protection-division/files/CPD_Fact_Sheet-Home_improv_Scams.pdf?utm_source=chatgpt.com)

---

# 12. Budget-protection plan

| Contractor | Budget | Minimum documented exposure | Headroom / overage | Explicit allowances | Reliability |
|---|---:|---:|---:|---:|---|
| A | $35,000 | $31,850 | **+$3,150** | $14,300 | **Moderate/low until permits & allowances clarified** |
| B | $35,000 | $28,400 | **+$6,600** | None stated | **Low — potentially misleading** |
| C | $35,000 | $36,700 | **−$1,700** | None expressly labeled allowance | **Relatively strong, but already over budget** |

Protect remaining funds in this order:

1. **Required/unavoidable unresolved scope:** especially permits for A/B and major unspecified work for B.
2. **Allowance uncertainty:** A's $14,300 combined allowances.
3. **Change orders:** A's cost + 18%; B's pricing entirely unknown; C's pricing method unknown.
4. **Permit, inspection, disposal, protection or cleanup responsibilities** where unresolved.
5. Only then consider optional upgrades.

For C there is no current budget reserve. The first budget discussion should therefore be the documented **$1,700 gap**, not optional upgrades.

---

# 13. Decision summary

### Contractor A

**Best documented reason to choose:** Under budget with considerably more defined scope than B, explicit cabinet/counter allowances, appliance installation and disposal.

**Biggest concern:** Payment timing plus unpriced permit responsibility.

**Would materially strengthen proposal:** Defined permit cost/responsibility, work-based payment milestones and written CO approval.

**Reconsider if:** A refuses to tie major draws to measurable progress or will not resolve permits in writing.

**Negotiation leverage:** C's 10% deposit/final holdback and stronger permit/change-order protections.

**Evidence confidence:** **MEDIUM**.

### Contractor B

**Best documented reason to choose:** **$28,400 is the lowest stated price** and four weeks is the shortest stated construction duration.

**Biggest concern:** The $28,400 price covers a poorly defined comparison set.

**Would materially strengthen proposal:** Fully specified scope at the same stated price, documented licensing/insurance, permit responsibility, warranty, change-order rules and improved deposit structure.

**Reconsider if:** B will not issue a detailed written scope or insists on leaving key contractual responsibilities unstated.

**Negotiation leverage:** A and C provide much stronger documentation; C requires only 10% upfront, versus B's 50%.

**Evidence confidence:** **LOW**.

### Contractor C

**Best documented reason to choose:** Strongest documented scope/specification and strongest current contract-risk protections.

**Biggest concern:** **$1,700 over budget**, appliance installation absent, and 80% of price distributed through undefined draws.

**Would materially strengthen proposal:** $35,000 price or clearly defined budget trade-offs, appliance installation confirmation and milestone-based draw schedule.

**Reconsider if:** C cannot resolve the budget gap without removing decision-critical scope/protections, or proposes overly front-loaded progress draws.

**Negotiation leverage:** The stated $35,000 hard budget creates an exact **$1,700 gap** to negotiate.

**Evidence confidence:** **MEDIUM**.

## Current category findings

**A. Overall choice:**  
**No defensible overall winner should be selected until the identified comparison blockers are resolved.**

**B. Lowest documented cost:** **Contractor B — $28,400.**

**C. Fastest documented completion:** Two answers matter. B has the **shortest stated construction duration at four weeks**, but gives no start date. Among bids where both lead time and duration can be calculated, C implies approximately **3 + 6 = 9 weeks** from contract to completion, versus approximately **10–11 weeks for A**.

**D. Lowest documented contract risk:** **Contractor C**, based specifically on its 10% deposit, 10% completion holdback, two-year warranty, written change orders, permits and stated insurance—not an assessment of C's actual workmanship.

**E. Strongest documented scope/specification position:** **Contractor C.**

### Three questions most likely to change the decision

1. **B:** What exactly is included in the $28,400—including cabinets, quartz, flooring, electrical, plumbing, disposal, permits, warranty and change-order terms?
2. **C:** Can the $36,700 proposal be brought to the **$35,000 budget** while retaining the documented protections, and does it include appliance installation?
3. **A:** Can permits and payment milestones be resolved so substantial payment follows measurable completed work rather than material arrival?

### Single most important contract clarification

**A:** Rewrite the payment schedule around completed-work milestones and define permit responsibility.

**B:** Replace the generic scope with a detailed written scope/specification schedule before treating $28,400 as comparable.

**C:** Define all four progress draws by amount and measurable milestone, while confirming appliance installation.

At this stage, **C has the strongest documented risk position, B has the lowest price, and A occupies the middle ground—but those are separate factual findings, not an overall hiring recommendation.** The Round-Two replies to the three messages above are likely to resolve most of the decision uncertainty.