Free General Contractor Estimate Templates (2026) - Download Now
As a general contractor, your estimate is the first real test of your credibility. Homeowners and commercial clients compare your numbers against two or three other bids. If your estimate looks sloppy, vague, or incomplete, you lose the job before your skills ever come into play.
The challenge for GCs is scope. Unlike a single-trade contractor who prices one type of work, you are pricing demolition, framing, multiple sub trades, finishes, fixtures, permits, and project management all in one document. That is a lot of line items, and missing even a few can cost you thousands.
These templates cover three common project types: a residential whole-home remodel, a new home build, and a commercial tenant improvement. Each one includes realistic costs, sub allowances, and markup formulas you can adjust to fit your market.
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How to Use These Templates
Each template is organized by project phase: pre-construction, structural, mechanical/electrical/plumbing (MEP), finishes, and final costs. Here is how to get the most out of them:
- Walk the project and document existing conditions with photos and measurements.
- Get sub bids for any trade you will not self-perform. Plug real numbers into the template.
- Adjust unit costs to match your local labor rates and material pricing.
- Apply your overhead and profit to the total direct costs.
- Add scope notes that clearly define what is included and excluded.
The costs shown are mid-range estimates for the U.S. market in 2026. Your area may be higher or lower. Always verify pricing with your subs and suppliers before sending a live estimate.
Template 1: Residential Whole-Home Remodel Estimate
This template covers a 2,000 sq ft residential remodel including kitchen, two bathrooms, flooring, and painting throughout. Structural changes include removing one load-bearing wall and adding a beam.
Pre-Construction and Demolition
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Architectural plans and engineering | 1 | lot | $3,500.00 | $3,500.00 |
| Permits (building, electrical, plumbing) | 1 | lot | $2,800.00 | $2,800.00 |
| Interior demolition | 2,000 | sq ft | $3.50 | $7,000.00 |
| Dumpster rental (20-yard, 3 pulls) | 3 | each | $450.00 | $1,350.00 |
| Temporary protection (floors, fixtures) | 1 | lot | $800.00 | $800.00 |
| Pre-Construction Subtotal | $15,450.00 |
Structural and Framing
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Load-bearing wall removal with LVL beam | 1 | each | $4,500.00 | $4,500.00 |
| Framing repairs and modifications | 1 | lot | $3,200.00 | $3,200.00 |
| Subfloor repair/replacement | 400 | sq ft | $4.00 | $1,600.00 |
| Structural Subtotal | $9,300.00 |
Mechanical, Electrical, and Plumbing (Subs)
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Electrical rough-in and finish (sub) | 1 | lot | $12,000.00 | $12,000.00 |
| Plumbing rough-in and finish (sub) | 1 | lot | $9,500.00 | $9,500.00 |
| HVAC modifications (sub) | 1 | lot | $4,500.00 | $4,500.00 |
| MEP Subtotal | $26,000.00 |
Finishes
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Drywall (hang, tape, finish) | 4,500 | sq ft | $2.75 | $12,375.00 |
| Interior painting (walls and trim) | 2,000 | sq ft | $3.50 | $7,000.00 |
| Hardwood flooring (material and install) | 1,200 | sq ft | $9.00 | $10,800.00 |
| Tile flooring - bathrooms (material and install) | 200 | sq ft | $14.00 | $2,800.00 |
| Kitchen cabinets (mid-grade, installed) | 20 | lin ft | $350.00 | $7,000.00 |
| Kitchen countertops (quartz, installed) | 45 | sq ft | $85.00 | $3,825.00 |
| Kitchen backsplash (subway tile) | 30 | sq ft | $18.00 | $540.00 |
| Bathroom vanities (2, installed) | 2 | each | $1,200.00 | $2,400.00 |
| Bathroom tile (shower walls, 2 baths) | 300 | sq ft | $16.00 | $4,800.00 |
| Interior doors (material and install) | 12 | each | $350.00 | $4,200.00 |
| Trim and baseboard | 500 | lin ft | $4.50 | $2,250.00 |
| Finishes Subtotal | $57,990.00 |
Fixtures and Appliances
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Kitchen appliance package | 1 | lot | $4,500.00 | $4,500.00 |
| Kitchen sink and faucet | 1 | set | $650.00 | $650.00 |
| Bathroom fixtures (2 baths, complete) | 2 | sets | $1,800.00 | $3,600.00 |
| Light fixtures (12 locations) | 12 | each | $175.00 | $2,100.00 |
| Hardware (knobs, pulls, hinges) | 1 | lot | $600.00 | $600.00 |
| Fixtures Subtotal | $11,450.00 |
Summary
| Amount | |
|---|---|
| Pre-Construction and Demo | $15,450.00 |
| Structural and Framing | $9,300.00 |
| MEP (Subs) | $26,000.00 |
| Finishes | $57,990.00 |
| Fixtures and Appliances | $11,450.00 |
| Direct Cost Subtotal | $120,190.00 |
| Overhead (15%) | $18,028.50 |
| Profit (12%) | $16,586.22 |
| Total Estimate | $154,804.72 |
Tips for This Template
- Get real sub bids for MEP work. The allowances above are starting points, but your subs will give you exact numbers once they walk the job.
- Include a 5-10% contingency for a remodel. Old houses hide surprises behind walls: rot, outdated wiring, asbestos, and plumbing that does not meet current code.
- Break fixtures and appliances into a separate section. Clients often want to upgrade or downgrade selections, and a clear separation makes change orders easy.
- Specify material grades clearly. “Mid-grade cabinets” means different things to different people. Name the manufacturer and product line.
Template 2: New Home Construction Estimate
This template covers a 2,400 sq ft single-story home on a prepared lot. It assumes standard finishes, slab-on-grade foundation, and a composition shingle roof.
Site Work and Foundation
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Site prep and grading | 1 | lot | $5,000.00 | $5,000.00 |
| Slab-on-grade foundation (post-tension) | 2,400 | sq ft | $7.50 | $18,000.00 |
| Underground plumbing (sub) | 1 | lot | $4,500.00 | $4,500.00 |
| Utility connections (water, sewer, electric) | 1 | lot | $6,000.00 | $6,000.00 |
| Permits and impact fees | 1 | lot | $8,500.00 | $8,500.00 |
| Site/Foundation Subtotal | $42,000.00 |
Framing and Exterior
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Framing package (lumber and labor) | 2,400 | sq ft | $18.00 | $43,200.00 |
| Roofing (30-yr architectural shingles) | 28 | squares | $350.00 | $9,800.00 |
| Exterior siding (fiber cement) | 2,800 | sq ft | $8.50 | $23,800.00 |
| Windows (vinyl, double-pane, 15 units) | 15 | each | $550.00 | $8,250.00 |
| Exterior doors (entry + 2 secondary) | 3 | each | $900.00 | $2,700.00 |
| Garage door (2-car, insulated) | 1 | each | $1,800.00 | $1,800.00 |
| Framing/Exterior Subtotal | $89,550.00 |
MEP (Subs)
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Electrical (rough, finish, panel, fixtures) | 1 | lot | $18,000.00 | $18,000.00 |
| Plumbing (rough, finish, water heater) | 1 | lot | $14,000.00 | $14,000.00 |
| HVAC (ductwork, equipment, install) | 1 | lot | $12,000.00 | $12,000.00 |
| Insulation (blown-in walls, batts attic) | 2,400 | sq ft | $2.25 | $5,400.00 |
| MEP Subtotal | $49,400.00 |
Interior Finishes
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Drywall (hang, tape, texture) | 8,000 | sq ft | $2.50 | $20,000.00 |
| Interior painting | 2,400 | sq ft | $3.00 | $7,200.00 |
| Flooring (LVP throughout) | 2,400 | sq ft | $6.50 | $15,600.00 |
| Tile (bathrooms and laundry) | 350 | sq ft | $14.00 | $4,900.00 |
| Cabinets (kitchen and baths) | 1 | lot | $12,000.00 | $12,000.00 |
| Countertops (quartz, all locations) | 65 | sq ft | $80.00 | $5,200.00 |
| Interior doors and trim | 1 | lot | $6,500.00 | $6,500.00 |
| Interior Subtotal | $71,400.00 |
Final Items
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Concrete flatwork (driveway, walks) | 1,000 | sq ft | $8.00 | $8,000.00 |
| Landscaping (basic, front and back) | 1 | lot | $5,000.00 | $5,000.00 |
| Final clean | 1 | lot | $1,200.00 | $1,200.00 |
| Appliance package | 1 | lot | $5,000.00 | $5,000.00 |
| Final Items Subtotal | $19,200.00 |
Summary
| Amount | |
|---|---|
| Site Work and Foundation | $42,000.00 |
| Framing and Exterior | $89,550.00 |
| MEP | $49,400.00 |
| Interior Finishes | $71,400.00 |
| Final Items | $19,200.00 |
| Direct Cost Subtotal | $271,550.00 |
| Overhead (12%) | $32,586.00 |
| Profit (10%) | $30,413.60 |
| Total Estimate | $334,549.60 |
Tips for This Template
- New construction estimates should be broken into draw schedules that align with your lender’s inspection points: foundation, framing, dry-in, rough MEP, drywall, and final.
- Always include utility connection fees. These vary wildly by municipality and can range from $2,000 to $20,000+.
- Specify allowances for client-selected items (fixtures, appliances, flooring upgrades) and make clear that overages are change orders.
- Track actual costs against your estimate on every new build. After 3-5 houses, your templates will be dialed in tight.
Template 3: Commercial Tenant Improvement Estimate
This template covers a 3,000 sq ft office tenant improvement (TI) including demolition of existing layout, new partition walls, updated MEP, and finishes.
Pre-Construction
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Space planning and design | 1 | lot | $2,500.00 | $2,500.00 |
| Permits and plan review | 1 | lot | $1,800.00 | $1,800.00 |
| Demolition of existing build-out | 3,000 | sq ft | $3.00 | $9,000.00 |
| Debris removal (dumpster, 2 pulls) | 2 | each | $500.00 | $1,000.00 |
| Pre-Construction Subtotal | $14,300.00 |
Construction
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Metal stud framing (new walls) | 800 | lin ft | $8.00 | $6,400.00 |
| Drywall (hang, tape, finish) | 5,000 | sq ft | $2.75 | $13,750.00 |
| Doors and hardware (8 offices) | 8 | each | $650.00 | $5,200.00 |
| Glass partition (conference room) | 1 | lot | $4,500.00 | $4,500.00 |
| Ceiling grid and tile (replace) | 3,000 | sq ft | $3.50 | $10,500.00 |
| Construction Subtotal | $40,350.00 |
MEP (Subs)
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Electrical (circuits, outlets, data, lighting) | 1 | lot | $22,000.00 | $22,000.00 |
| Plumbing (break room, restroom mods) | 1 | lot | $6,000.00 | $6,000.00 |
| HVAC (zone modifications, new drops) | 1 | lot | $8,500.00 | $8,500.00 |
| Fire sprinkler modifications (sub) | 1 | lot | $4,000.00 | $4,000.00 |
| MEP Subtotal | $40,500.00 |
Finishes
| Line Item | Quantity | Unit | Unit Cost | Total |
|---|---|---|---|---|
| Commercial carpet tile | 2,500 | sq ft | $5.50 | $13,750.00 |
| LVT (break room and entry) | 500 | sq ft | $7.00 | $3,500.00 |
| Paint (walls and trim) | 3,000 | sq ft | $2.50 | $7,500.00 |
| Millwork (reception desk) | 1 | each | $3,500.00 | $3,500.00 |
| Signage and wayfinding | 1 | lot | $1,200.00 | $1,200.00 |
| Final clean | 1 | lot | $900.00 | $900.00 |
| Finishes Subtotal | $30,350.00 |
Summary
| Amount | |
|---|---|
| Pre-Construction | $14,300.00 |
| Construction | $40,350.00 |
| MEP (Subs) | $40,500.00 |
| Finishes | $30,350.00 |
| Direct Cost Subtotal | $125,500.00 |
| General Conditions (8%) | $10,040.00 |
| Overhead (10%) | $13,554.00 |
| Profit (10%) | $14,909.40 |
| Total Estimate | $164,003.40 |
Tips for This Template
- Commercial TI work almost always requires a general conditions line item covering supervision, job site management, temporary facilities, and insurance certificates. Budget 5-10% of direct costs.
- Get written confirmation of the tenant improvement allowance (TIA) from the landlord before finalizing your estimate. This sets the client’s budget expectations.
- Fire sprinkler and fire alarm modifications are commonly missed in TI estimates. Any time you move walls, the fire marshal needs to sign off on updated coverage.
- ADA compliance is not optional. Budget for accessible restroom modifications, door widths, and signage. The cost of fixing violations after the fact is far higher than doing it right the first time.
Adjusting These Templates for Your Business
Know Your Overhead Rate
Your overhead includes everything that keeps the lights on but is not billed to a specific project: office rent, insurance, vehicle payments, office staff, accounting, licensing fees, and your own salary. Most GCs run 10-18% overhead depending on company size.
To find your actual number, add up all overhead costs for the past 12 months and divide by your total revenue. If you spent $180,000 on overhead and did $1,200,000 in revenue, your overhead rate is 15%.
Set Your Profit Target
Profit is separate from overhead. It is what the business earns after every cost is paid. Target 10-15% on most projects. Remodels and complex projects should be on the higher end. Large new builds with predictable scopes can be on the lower end because the dollar amount is still significant.
Manage Sub Markups
You have two options for sub markup: include it in your overhead percentage, or add a separate line item (usually 10-15%). Either way is standard. Just be consistent so you do not double-count.
Track Every Job
The single best thing you can do for future estimates is track actual costs against your estimate on every project. After 10 completed jobs with good tracking, your templates will be more accurate than any industry average.
Common Mistakes That Cost General Contractors Money on Estimates
Leaving out general conditions on commercial work. Supervision, temporary power, portable restrooms, dumpsters, and safety equipment all cost money. If you do not price them, they come out of your profit.
Using sub allowances instead of real bids. Allowances are fine for early budgets, but your final estimate should have actual sub bids. The difference between a $12,000 and $18,000 electrical bid changes your total by 5% or more.
Ignoring permit and inspection costs. Building permits, plan review fees, and impact fees can run $2,000 to $15,000+ depending on the project and municipality. Call your local building department before you estimate.
Underestimating project management time. A 3-month remodel takes 200+ hours of your time for scheduling, client communication, sub coordination, inspections, and problem solving. If your estimate does not account for that time, you are working for free.
Not defining the scope clearly enough. “Remodel kitchen” means different things to different people. Your estimate should spell out exactly what is included and what is not. Vague scopes lead to change order disputes and unhappy clients.
What Every General Contractor Estimate Needs Beyond the Numbers
- Detailed scope of work. Describe each phase of work in plain language. “Demo existing kitchen to studs. Install new cabinets, countertops, flooring, and fixtures per approved plans.”
- Timeline with milestones. “Estimated start: 3 weeks from signed contract. Demo: 1 week. Rough-in: 2 weeks. Finishes: 3 weeks. Total duration: 8-10 weeks.”
- Payment schedule. Tie payments to milestones, not dates. “10% at signing, 25% at framing completion, 25% at rough MEP inspection, 25% at drywall completion, 15% at final walkthrough.”
- Change order process. Explain how changes are handled and priced. This sets expectations and protects both sides.
- Warranty terms. State your workmanship warranty period. One year is standard for most GC work.
- Insurance and licensing info. Include your license number, insurance carrier, and policy limits. Commercial clients and savvy homeowners will ask for this anyway.
- Exclusions. List what is NOT in your estimate. Furniture, window treatments, landscaping, and appliances are common exclusions on remodels.
Frequently Asked Questions
Check the FAQ section above for answers to common questions about general contractor markups, sub cost handling, estimating unfamiliar projects, cost-plus vs. fixed-price, and how much detail your estimates need.
Start Sending Better Estimates Today
These templates give you a strong starting point for residential remodels, new construction, and commercial tenant improvements. Plug in your real numbers, add your branding, and start sending estimates that make you look like the pro you are.
If you are ready to stop wrestling with spreadsheets, Projul’s estimating features let you build, send, and track estimates from your phone or tablet. No per-user fees. Rated 9.8 out of 10 on G2. Schedule a live demo and see how it works for your business.
📥 Get Your Free Estimate Templates
Download Projul’s free construction estimate templates - built by contractors, for contractors. Create professional estimates in minutes and win more jobs.
DISCLAIMER: We make no warranty of accuracy, timeliness, and completeness of the information presented on this website. Posts are subject to change without notice and cannot be considered financial advice.
Frequently Asked Questions
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