How We Build a Line‑Item Estimate Owners Can Actually Read
- Salma Khan
- 3 days ago
- 2 min read
If your estimate reads like alphabet soup, decisions stall. Our goal is a decision‑ready document: clear scope, logical structure, and notes that prevent surprises. Here’s our blueprint.
Structure that mirrors the job
Executive summary: target budget, base scope, alternates, schedule drivers
Division breakdown: CSI 02–33 with line items owners recognize (e.g., “LVT flooring, 3,200 SF @ $X/SF” instead of a lump sum)
Assumptions & clarifications: what’s included/excluded, site hours, staging, temporary protection, badging
Allowances: items still in selection (e.g., fixtures) with realistic unit costs
Alternates: additive/deductive options with cost and schedule impact
Numbers you can audit
Quantities shown (LF/SF/EA/CY) with takeoff notes
Unit costs where appropriate, not just lumps
Sub quotes summarized with lead times and key exclusions
Contingency logic (design vs. construction) clearly stated
Risk‑reduction notes we always include
Long‑lead watchlist (e.g., door hardware, electrical gear)
Inspection checkpoints that can add time if missed
Coordination items: ceiling conflicts, penetrations, equipment power
The 10‑minute owner review checklist
Are scope notes in plain English?
Do quantities feel right against drawings/site?
Are allowances realistic for your standards?
Do alternates have clear pros/cons beyond price?
Are exclusions acceptable, or do we need to add scope?
Any permitting or inspection surprises called out?
Is there a phasing plan if occupied?
Are lead times aligned with your required open date?
Is contingency properly sized for design maturity?
Are next steps and decision dates explicit?
What you get from Novus
A line‑item PDF plus the native spreadsheet for transparency
Marked‑up plans/notes for key takeoffs
A 30‑minute walkthrough to lock decisions and VE moves
Want your current estimate translated into owner‑speak? Send it over; we’ll restructure it into a decision‑ready format.
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