Short answer
Common exclusions include drawings, engineering, permits, plan check, utility fees, hazardous materials, unforeseen conditions, owner-supplied items, finish allowances, and contingency.
Guide
What to check before the expensive part.
Exclusions matter more than the headline number
A low bid with many exclusions is not a low cost. It is a payment plan for surprises.
Allowances are placeholders
Cabinets, tile, appliances, fixtures, and lighting allowances need real targets.
Owner costs still count
Temporary housing, financing, storage, landscaping, furniture, and utility upgrades can be outside the contractor contract.
Budget notes
Numbers worth separating.
| Item | Range | Why it matters |
|---|---|---|
| Plans and engineering | $5k-$100k+ | Often owner-paid before bids. |
| Permits and fees | City-specific | Plan check, school, impact, utility, and inspection costs. |
| Contingency | 10%-20%+ | Should sit outside the bid, not inside wishful thinking. |
Calculator
Put numbers against the idea.
Live calculator
Check a planning range
Value first. No email wall, no fake exact quote.
Want a human to sanity-check the range?
Optional. The estimate already did its job. Send it only if you want a Bay Area planning review.
FAQ
Quick answers.
Is this a contractor bid?
No. It is a planning estimate that helps you understand the likely budget range before drawings, engineering, city review, and contractor pricing.
Why is the range wide?
Early construction budgets should be ranges because site conditions, structural scope, utility work, finishes, permits, and contractor availability can move the number fast.
Do I need to enter contact information?
No. The estimate appears first. Contact information is only for saving the estimate or asking for a local review.