General Contractor Proposal Template

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# General Contractor Proposal

**[Company Name]**
[Street Address] | [City, State ZIP]
[Phone] | [Email] | [Website]
**GC License #:** _______________ **State:** _______________
**Insurance:** GL $___M / Workers' Comp $___M — Carrier: _______________

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**Proposal #:** GC-[YYYY-MM-NNN]
**Date:** _______________
**Valid for:** 21 days
**Prepared by:** _______________

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## Client / Owner

**Name / Company:** _______________________________________________
**Project Address:** _______________________________________________
**Contact Phone:** _______________ **Email:** _______________
**Decision-maker (if different):** _______________________________________________

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## Project Summary

| | |
|---|---|
| **Project type** | ☐ New construction ☐ Gut renovation ☐ Addition ☐ Commercial build-out ☐ Other: _____ |
| **Approx. square footage** | _____ SF |
| **Stories** | _____ |
| **Estimated start** | _______________ |
| **Estimated duration** | _____ weeks / months |
| **Permit status** | ☐ Not yet applied ☐ Applied ☐ Issued — Permit #: _______________ |

**Brief description of work:**
_______________________________________________
_______________________________________________

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## Basis of Proposal

This proposal is based on:

☐ Architectural drawings dated _______________ prepared by: _______________
☐ Engineering drawings dated _______________ prepared by: _______________
☐ Site walk conducted on _______________
☐ Verbal scope discussion — written scope below governs

Any discrepancies between this proposal and the plans should be brought to our attention before signing. Work not expressly included below is excluded.

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## Division of Work & Cost Breakdown

*(CSI MasterFormat structure — adjust as needed for scope)*

| Div | Description | Contractor | Amount |
|---|---|---|---|
| 02 | Site work, demolition, earthwork | ☐ GC ☐ Sub: ___________ | $ |
| 03 | Concrete (footings, slab, flatwork) | ☐ GC ☐ Sub: ___________ | $ |
| 04 | Masonry (brick, block, stone) | ☐ GC ☐ Sub: ___________ | $ |
| 05 | Structural steel / misc metals | ☐ GC ☐ Sub: ___________ | $ |
| 06 | Rough carpentry / framing | ☐ GC ☐ Sub: ___________ | $ |
| 06 | Finish carpentry (millwork, trim) | ☐ GC ☐ Sub: ___________ | $ |
| 07 | Waterproofing / roofing / insulation | ☐ GC ☐ Sub: ___________ | $ |
| 08 | Doors, windows, hardware | ☐ GC ☐ Sub: ___________ | $ |
| 09 | Drywall / plaster / ceilings | ☐ GC ☐ Sub: ___________ | $ |
| 09 | Flooring (tile, wood, carpet, LVP) | ☐ GC ☐ Sub: ___________ | $ |
| 09 | Painting (int + ext) | ☐ GC ☐ Sub: ___________ | $ |
| 10 | Specialties (bath accessories, mailboxes, etc.) | ☐ GC ☐ Sub: ___________ | $ |
| 11 | Appliances | Owner-furnished / NIC | $ |
| 15 | Plumbing | ☐ GC ☐ Sub: ___________ | $ |
| 15 | HVAC / mechanical | ☐ GC ☐ Sub: ___________ | $ |
| 16 | Electrical | ☐ GC ☐ Sub: ___________ | $ |
| — | Fire sprinkler | ☐ GC ☐ Sub: ___________ | $ |
| — | Landscape / hardscape | ☐ GC ☐ Sub: ___________ | $ |
| — | Cleanup / final | GC | included |

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## Allowances

These items are priced as allowances — meaning your actual selections may be higher or lower. We'll adjust via Change Order.

| Item | Allowance | Notes |
|---|---|---|
| Cabinets (kitchen + baths) | $ | Supply only; install included |
| Countertops | $ | Supply only; install included |
| Flooring (materials) | $ | Supply only; install included |
| Tile (materials) | $ | Supply only; install included |
| Plumbing fixtures | $ | Owner to select; install included |
| Light fixtures | $ | Owner to select; install included |
| Door hardware | $ | |
| Landscaping | $ | |
| **Total allowances** | **$** | |

**How allowances work:** If you choose cabinets totaling $12,000 against a $10,000 allowance, we issue a Change Order for +$2,000. If you come in under, you get a credit. Allowance amounts above are based on market-rate selections; upgrades are common and expected.

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## Owner-Furnished Items (NIC — Not In Contract)

The following items are to be supplied by the Owner. Contractor will install unless noted.

| Item | Install by | Notes |
|---|---|---|
| | ☐ GC ☐ Owner ☐ Other | |
| | ☐ GC ☐ Owner ☐ Other | |
| | ☐ GC ☐ Owner ☐ Other | |

Owner to deliver items to site by _______________. Contractor is not responsible for damage to Owner-furnished items during installation beyond reasonable care.

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## Exclusions

The following are not included unless specifically listed in Division of Work above:

- Permit fees beyond those listed (actual permit fee billed as direct cost)
- Survey, soils testing, structural engineering, or architectural fees
- Hazardous material testing, removal, or abatement
- Utility company hookup charges (electric, gas, water, sewer)
- Underground work discovered after start of excavation (buried tanks, unmarked utilities, rock)
- Work required to correct pre-existing code violations not related to the project scope
- Moving or storing Owner's personal property
- All items listed as NIC above

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## Price Summary

| | |
|---|---|
| Base scope (see division breakdown) | $ |
| Allowances (included in above) | *(within total)* |
| Permit and inspection fees | $ |
| General conditions (supervision, temp facilities, insurance) | $ |
| **TOTAL PROPOSAL AMOUNT** | **$** |

> This price is based on the scope and allowances described. Final cost may differ due to allowance selections, owner-directed changes, and unforeseen field conditions.

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## Payment Schedule

| Milestone | % | Amount |
|---|---|---|
| Contract signing / mobilization | ___% | $ |
| Foundation / slab complete | ___% | $ |
| Framing and roof sheathing complete | ___% | $ |
| Rough MEP inspections passed | ___% | $ |
| Drywall and insulation complete | ___% | $ |
| Substantial completion (TCO / punchlist issued) | ___% | $ |
| Final completion (all punchlist items closed) | ___% | $ |

**Retention:** ___% held from each draw, released upon final completion.

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## Schedule

**Start date:** _______________ (contingent on signed contract and deposit receipt)
**Substantial completion:** _______________
**Final completion:** _______________

Schedule assumes: permit issued within _____ days of application, Owner decisions on all allowance selections no later than _______________, and no unusual weather delays. Contractor will provide a detailed project schedule within _____ days of signed contract.

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## Subcontractor Management

All work performed by licensed subcontractors. Contractor maintains: current certificates of insurance on file for all subs (same GL minimums as GC), lien waivers from subs and major suppliers with each draw, and active license verification.

Contractor is responsible for subcontractor quality, schedule, and compliance with project requirements.

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## Change Orders

Scope changes — additions or deletions — will be priced as Change Orders. No changes will be executed without a written Change Order signed by both Owner and Contractor. Verbal authorizations are not binding. Emergency protective work may proceed without prior authorization; a Change Order will follow within 48 hours.

**Markup on change order work:** Materials + labor + ___% overhead and profit.

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## Warranty

**GC workmanship:** _____ year(s) on work performed by GC's direct forces.
**Subcontractor work:** _____ year(s) minimum; individual sub warranties passed through to Owner.
**Manufacturer product warranties:** Passed through to Owner; registration assistance provided.

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## Acceptance

Signing below constitutes a binding contract for the work described. Please review the full scope and exclusions before signing.

**Owner / Client Signature:** ___________________________ **Date:** _______________
**Name (print):** ___________________________
**Title (if company):** ___________________________

**Contractor Authorized Signature:** ___________________________ **Date:** _______________
**Name (print):** ___________________________
**Title:** ___________________________

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*This proposal and the signed contract constitute the entire agreement. Prior proposals and verbal representations are superseded. Governing law: State of [State].*