Remodel cost guide
What drives remodel cost in DFW
No price list, because a price without a scope is a guess. This guide explains the factors that move a remodel bid, how allowances and change orders behave, and how to compare bids fairly.
Why we do not post prices
You will not find a cost-per-square-foot figure on this site. Costs depend on the house, the plan and the materials you choose, and on the market on the day you sign. A number copied from a national article can be too high or too low for your job. What we can do is show you what moves the total, so that when a bid arrives you know what you are reading.
This page does not quote national or regional ranges either. If you want published averages, find them from a source that states its method and date, and treat them as background rather than as a quote for your house.
The main cost drivers
Scope and layout changes
Keeping fixtures where they are is the biggest lever. Moving a sink, a toilet, a range or a wall adds plumbing, electrical, framing, inspection and finish work around the change.
Material grade and selections
Cabinets, counters, tile, flooring, fixtures and appliances can differ many times over between entry-level and premium versions. Specialty items bring longer waits and shipping.
Condition of the house
Older houses hide old wiring, past repairs, rot and out-of-level framing. If your home sits on a slab, moving a drain means opening the concrete. Hidden conditions are the most common reason a project grows, and they cannot be priced exactly until walls are open.
Trades and coordination
Plumbing, electrical and HVAC work is done by licensed tradespeople. Their portions are priced by scope, and the general contractor coordinates the sequence. More trades usually means more scheduling and more inspections.
Permits, plans and engineering
Cosmetic work often needs no permit in Irving, while structural, plumbing or electrical changes can. Permit fees, drawings and engineering, if needed, belong in the bid as their own lines.
Access, schedule and site conditions
Second-floor work, tight driveways, occupied homes and rush schedules all take more labor time. A flexible schedule often costs less than a deadline.
How allowances work
An allowance is a placeholder price for something not yet selected. It lets a bid go out before every choice is made. The risk is that an allowance set too low makes the bid look cheap now and grow later.
- Ask for the allowance amount and what it covers: material only, or material and installation.
- Shop for the item early. Compare your real choice against the allowance before you sign.
- Find out how overages and underages are handled. They should be settled in writing at selection.
- When comparing bids, check that the allowance amounts are similar. A bid with a tile allowance half the size of another is not cheaper, it is incomplete.
How change orders work
Changes happen. The question is whether they happen openly. A change order is a short written record of what is changing, what it costs and what it does to the schedule. Both sides sign before the work is done.
- 1
Someone spots a change
You want something different, or a hidden condition appears when a wall opens.
- 2
The contractor writes it up
The description, the price and the effect on completion date, in one document.
- 3
You approve or decline
No signature, no work on that item. Declining is allowed.
- 4
It joins the contract
The final total is the original price plus signed changes, and nothing else.
Many owners also set aside a contingency fund of their own for surprises. There is no universal figure. Ask your contractor what makes sense for a house of your age and a job of your size.
How to compare itemized bids
Line the bids up in a table with the same rows. Where one bid has a line and another does not, ask whether the work is included elsewhere or is missing.
- Demolition and haul-off: who removes debris, and is it priced?
- Each trade's scope, listed separately, with plumbing and electrical broken out.
- Materials by brand and model, or by allowance with the amount stated.
- Permits, drawings and inspections: who applies, who attends, and is the fee included?
- Cleanup, protection of floors and the daily routine in an occupied house.
- Exclusions: what the bid says it does not cover.
- Payment schedule: tied to finished milestones, not to calendar dates.
- Schedule: start window, expected duration and what could change it.
Bid comparison worksheet
Print this page or copy the list. Fill it in once for each bid you hold.
Per-bid worksheet
- Total price, and the list of lines that make it up.
- Every allowance, with its amount and what it includes.
- Items you chose that are not yet priced.
- Permits needed, who applies, and who is on site for inspections.
- Trades involved, and whether each is listed as its own line.
- Exclusions written in the bid.
- Start window, duration and payment milestones.
- How change orders are written and approved.
- Warranty terms as written, and who to call after the job.
- Certificate of insurance requested and received.
Common questions
Why will you not give a price per square foot?
Because the same square footage can hold a basic refresh or a full rebuild. A figure with no scope behind it would mislead you. A walk-through produces a number you can rely on.
What is an allowance?
A set amount in the bid for an item you have not chosen yet, such as tile or a light fixture. If your choice costs more, you pay the difference. If it costs less, the difference comes off.
What is a change order?
A written agreement to change the scope, with the price and schedule effect stated before the work is done.
Should I take the lowest bid?
Only after you confirm it covers the same scope as the others. A low total with missing lines often turns into extras.
Turn the worksheet into a bid
Bring your list, or just the problem. We inspect, itemize and explain every line. Se habla español.