The Homeowner's Guide to Getting Multiple Quotes (and Comparing Them Right)

"Get three quotes" is the most common piece of advice given to homeowners hiring a contractor. It is good advice. But it is only half the picture.

The other half — the part most homeowners skip — is knowing how to compare those quotes once you have them. A quote is not just a number. It is a document that tells you a great deal about the contractor, the scope of work, and the risks you are taking on. If you only look at the bottom line, you will often choose the wrong contractor for the wrong reasons.

This guide walks you through both halves: how to get quotes that are actually comparable, and how to evaluate them once you have them.

One quote gives you a number. Two quotes give you a comparison. Three quotes give you a market.

With three quotes, you can identify outliers — both suspiciously low bids and potentially inflated ones. You can see where contractors agree (which tells you what the work actually requires) and where they disagree (which tells you where the real decisions are).

For projects under $500, one or two quotes is usually fine. For anything over $500 — and especially for projects over $2,000 — three quotes is the minimum. For major projects like HVAC replacement, roofing, or a kitchen remodel, five quotes is not excessive.

The most common mistake homeowners make is getting quotes that are not comparable because each contractor quoted a different scope of work.

Before you call anyone, write down exactly what you need done. Be specific:

• What is the problem or project?
• What outcome do you want?
• Are there specific materials, brands, or grades you want?
• What is your timeline?
• Are there access constraints (pets, kids, parking, HOA rules)?

Give this written scope to every contractor you call. This ensures they are all quoting the same job — not their interpretation of what you might need.

Request that every contractor provide an itemized quote that breaks out:

• Labor costs
• Material costs (with specific products listed)
• Permit fees (if applicable)
• Disposal or haul-away fees
• Any allowances or contingencies

A quote that just says "Roof repair — $2,400" tells you almost nothing. A quote that says "Remove and replace 12 concrete tiles, replace 40 sq ft of underlayment, re-flash chimney — labor $900, materials $1,200, permit $300" tells you exactly what you are getting.

Standardize your evaluation by asking every contractor the same questions:

1. Are you licensed with the Arizona ROC? (Get the number.)
2. Do you carry general liability and workers' compensation insurance?
3. Will you pull permits for this work?
4. What is your warranty on labor and materials?
5. Who will actually be doing the work — your crew or subcontractors?
6. What is your payment schedule?
7. What is your estimated start date and completion timeline?

Write down the answers. You will use them when comparing.

Once you have three or more quotes in hand, here is how to evaluate them.

Before you look at the bottom line, compare what each contractor is actually proposing to do. Look for:

• Scope differences. Does one contractor include haul-away and the others do not? Does one include a permit and the others are skipping it? Does one propose a more thorough repair that addresses the root cause while others are just patching the symptom?
• Material differences. Are they specifying the same materials? One contractor may quote a budget shingle while another quotes an architectural shingle with a 30-year warranty. The price difference is real, but so is the quality difference.
• Labor approach differences. One contractor may propose doing the work themselves; another may subcontract it. This affects quality control and accountability.

Only after you understand what each contractor is actually proposing does the price comparison become meaningful.

A wide price range is normal and expected. Here is what different scenarios typically mean:

All three quotes are within 15–20% of each other: This is a healthy market signal. The quotes are probably comparable in scope and the pricing reflects real market rates. Choose based on credentials, reviews, and your gut feeling about the contractor.

One quote is significantly lower (30–50% below the others): This almost always means something is different — lower-quality materials, unlicensed work, a scope that excludes something the others included, or a contractor who underbids to get the job and makes it up with change orders. Ask the low bidder to walk you through their pricing in detail.

One quote is significantly higher: Ask what is included that the others are not. Sometimes a higher quote reflects better materials, a more thorough approach, or a more experienced contractor. Sometimes it is just overpricing. The itemized breakdown will tell you.

The quote is a proxy for the contractor. A well-organized, detailed, itemized quote from a contractor who answered all your questions clearly and showed up on time is a signal about how they will run the job. A vague quote from a contractor who was hard to reach and could not answer basic questions is also a signal.

Consider:

• Responsiveness. Did they show up when they said they would? Did they follow up promptly?
• Professionalism. Was the quote clear and organized? Did they explain their approach?
• License and insurance. Did they provide this information readily, or did you have to push for it?
• Reviews. What do past customers say about their communication, quality, and how they handled problems?
• Years in business. A contractor who has been in business for 10+ years in your area has a track record and a reputation to protect.

This bears repeating because it is the most common mistake homeowners make. The lowest bid is not the best value — it is the lowest number. Value is what you get for what you pay.

A contractor who charges $1,000 more but uses better materials, pulls the required permits, and backs their work with a two-year warranty may be a significantly better value than the low bidder who skips the permit and disappears when something goes wrong.

The highest bid is not automatically the best quality. Some contractors simply charge more. Compare what is included before assuming the premium is justified.

Most homeowners do not realize that contractor quotes are often negotiable — especially for larger projects.

What you can reasonably negotiate:

• Payment schedule (more favorable milestone payments)
• Start date (if you have flexibility, off-peak timing can get you a better price)
• Material upgrades at a reduced upcharge
• Warranty terms
• Inclusion of items that were excluded from the quote (like haul-away)

What you should not negotiate:

• Skipping permits
• Reducing insurance coverage
• Cutting corners on materials to hit a lower price point

If a contractor is willing to skip permits or reduce insurance to lower the price, that is a red flag, not a negotiating win.

Watch for these warning signs when reviewing quotes:

• No itemization. A single lump-sum number with no breakdown is a sign of a contractor who does not want you to understand what you are paying for.
• No mention of permits. For any structural, electrical, plumbing, or HVAC work, permits are almost always required. A quote that does not mention permits is either omitting them (and passing the risk to you) or planning to skip them.
• Vague material specifications. "Standard shingles" or "quality materials" are not specifications. Get brand names, model numbers, and grades in writing.
• No warranty terms. Any legitimate contractor should be able to tell you exactly what their labor warranty covers and for how long.
• Payment terms that front-load your risk. Requiring 50%+ upfront before work begins is a red flag. Reasonable payment schedules tie payments to project milestones.

When you have your quotes in hand, use this framework:

Fill this out for each contractor. The right choice usually becomes clear when you look at the full picture rather than just the price column.

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