General contractor estimates cover the full scope of a project: subcontractor bids, materials allowances, permits, project management, and overhead and profit. GC markup (O&P) typically runs 15–25% on top of subcontractor and direct costs. Clear scope of work and an allowances schedule are critical to a professional GC estimate. This template comes pre-filled with 7 common general contractor line items — edit any value, add your client info, and print or download as PDF.
Build a professional estimate with line items, markup, and tax — instantly, for free.
Step 1 — Project Details
Step 2 — Line Items
| Description | Unit | Qty | Unit Price | Subtotal | |
|---|---|---|---|---|---|
$ | $3,500.00 | ||||
$ | $4,200.00 | ||||
$ | $3,600.00 | ||||
$ | $5,500.00 | ||||
$ | $8,000.00 | ||||
$ | $850.00 | ||||
$ | $550.00 |
Step 3 — Markup & Tax
Project
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Date
April 14, 2026
Client
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Address
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| Description | Unit | Qty | Price | Total |
|---|---|---|---|---|
| Project management and supervision | Lot | 1 | $3,500.00 | $3,500.00 |
| Subcontractor — electrical rough-in | Lot | 1 | $4,200.00 | $4,200.00 |
| Subcontractor — plumbing rough-in | Lot | 1 | $3,600.00 | $3,600.00 |
| Subcontractor — framing | Lot | 1 | $5,500.00 | $5,500.00 |
| Materials allowance | Lot | 1 | $8,000.00 | $8,000.00 |
| Permits and inspection fees | Each | 1 | $850.00 | $850.00 |
| Dumpster rental and site cleanup | Each | 1 | $550.00 | $550.00 |
Point your camera at the job. Suparate reads the scope, applies your rates, and builds the estimate — no typing required.
Get three sub bids before finalizing GC estimates
Lock in subcontractor prices before submitting your estimate. Sub pricing can vary 20–40% between bidders. Using the lowest responsible sub keeps you competitive; using an unverified number creates cost overrun risk.
Specify the allowance amounts prominently
List every allowance on a separate page titled 'Allowances Schedule.' Clients routinely exceed allowances on fixtures and finishes. This prevents the invoice surprise.
Include a project schedule summary
A rough phase timeline (demo week 1, framing weeks 2–3, etc.) in your estimate communicates competence and sets realistic client expectations. Clients who understand the schedule cause fewer scheduling conflicts.
15–25% is the standard GC markup on subcontractor costs. The markup covers your coordination time, risk, payment float, and profit. Never pass through subcontractor bids at zero markup — your coordination, liability, and warranty exposure justify the markup. On large commercial projects, 10–15% is common; on residential remodels, 20–25% is defensible.
An allowance is a budget placeholder for items not yet specified — fixtures, tile, countertops. Clearly label each allowance line ('Countertop allowance — $3,500') and state that the final cost will be invoiced at actual cost. This keeps your estimate accurate while acknowledging the client hasn't yet made selections. Allowances left unresolved are the #1 source of GC scope disputes.
Common exclusions: hazardous material abatement, unforeseen structural damage, soil remediation, utility upgrades (upgrading from 100A to 200A panel), and work beyond the stated scope. Always list exclusions explicitly — they define your liability boundary. A clear exclusions list protects you when the client's scope expectation exceeds what you quoted.
Only if you're providing design-build services. Otherwise, list them as owner-provided items (not included). If drawings are needed before you can estimate accurately, say so — a design deposit to produce construction documents is a legitimate upfront cost. Never guess at structural requirements and build that guess into a firm price.