General Contractor Estimate Template

A solid GC estimate covers your subs, materials, overhead, and profit — and is clear enough that clients approve it without negotiating. Here's the complete system.

GC Estimate Structure

General contractor estimates are more complex than trade-specific ones because you're coordinating multiple subs and managing the whole project.

Division-Based Format (Best Practice)

DIVISION 1  - General Requirements      $X,XXX
DIVISION 2  - Site Work                 $X,XXX
DIVISION 3  - Concrete                  $X,XXX
DIVISION 4  - Masonry                   $X,XXX
DIVISION 5  - Metals                    $X,XXX
DIVISION 6  - Wood & Plastics           $X,XXX
DIVISION 7  - Thermal & Moisture        $X,XXX
DIVISION 8  - Doors & Windows           $X,XXX
DIVISION 9  - Finishes                  $X,XXX
DIVISION 15 - Mechanical (HVAC/Plumbing)$X,XXX
DIVISION 16 - Electrical                $X,XXX
                                        ─────────
Subtotal Direct Costs                   $XX,XXX
General Conditions (10-15%)             $X,XXX
Overhead & Profit (10-20%)              $X,XXX
                                        ─────────
TOTAL CONTRACT PRICE                    $XX,XXX

GC Markup Strategy

• Self-performed work: 20-35% markup
• Subcontracted work: 10-15% markup (sub carries their own overhead)
• Materials only: 15-20% markup
• General conditions: 10-15% of direct costs

The Change Order Clause

Every GC estimate must include a clear change order clause:

"Any work outside the scope described above will be invoiced as a change order at $[hourly rate]/hr labor plus materials at cost plus 20%. Change orders require written approval before work proceeds."

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