A Practical Checklist for Comparing Remodel Bids in Seattle, Bellevue, Redmond & Kirkland
You've collected three bids and they range from $34,000 to $67,000 for the same bathroom. This isn't unusual in Seattle. Some of that spread is legitimate — different labor rates, different material specs, different overhead structures. Some of it is apples-to-oranges scope. And some of it is a red flag. This checklist helps you figure out which is which.
Why Bids in Seattle Vary So Dramatically
A $30,000 spread on a single bathroom project sounds like fraud. Usually it isn't. The most common causes:
Scope differences. One contractor included a full subfloor replacement; another assumed the existing subfloor was fine. One spec'd a semi-custom vanity; another quoted stock. Until you have a detailed written scope from every bidder, you cannot compare numbers.
Labor structure. Larger GC firms carry more overhead — project managers, insurance, showroom costs — and price accordingly. A smaller owner-operator crew carries less overhead and charges less. Neither is automatically better.
Allowances vs. selections. A $35,000 bid with a $3,000 tile allowance will become $45,000 the moment you choose a $12/sq ft tile. A $52,000 bid with actual tile specs is often cheaper in practice.
Rule of thumb: Get at least 3 bids. If one is 30%+ below the others with the same stated scope, treat it as a signal to investigate, not a bargain to grab.
The Bid Comparison Checklist
Work through this list for each bid you receive. A contractor who cannot answer these questions clearly — in writing — is a contractor you should think twice about hiring.
1. License & Insurance
- □Verify WA State contractor license at verify.lni.wa.gov — active, not expired
- □General liability insurance: minimum $1M per occurrence
- □Workers' comp coverage confirmed (ask for certificate of insurance)
- □Name on license matches name on contract
Seattle-area note: Uninsured contractors are common at the lower end of the market. If a subcontractor gets injured on your property and the GC lacks workers' comp, you may be liable.
2. Scope of Work
- □Written scope lists every task — demo, waterproofing, rough plumbing, rough electrical, drywall, tile, fixtures, trim, cleanup
- □What is explicitly excluded is listed (ask if not provided)
- □Subfloor condition: does the bid assume existing subfloor is good, or include allowance for replacement?
- □Existing plumbing condition: does bid include allowance for any pipe replacement?
- □Permit responsibility: who pulls permits and attends inspections?
3. Materials & Allowances
- □Tile, vanity, countertop, fixtures are either spec'd by brand/model OR have a named dollar allowance
- □If allowances are used — what happens when you go over? Is markup on overages stated?
- □Appliances/fixtures: are they supplied by contractor or owner-furnished?
- □Waterproofing system named (Schluter Kerdi, Wedi, RedGard, etc.) — not just "waterproofing included"
4. Timeline & Payment Schedule
- □Start date in writing (or a stated lead time from contract signing)
- □Milestone schedule: rough-in complete by X, tile complete by Y, punch list by Z
- □Payment schedule tied to milestones — not to calendar dates
Red flag: Any contractor asking for more than 10–15% upfront or demanding cash payments. Washington State law limits deposits for residential contracts over $1,000 to no more than 50% — but legitimate contractors rarely ask for more than 25–30% upfront.
5. Warranty
- □Labor warranty: minimum 1 year stated in writing (2 years is better)
- □Workmanship on waterproofing: should be specifically called out
- □How are warranty claims handled — phone call, written request, response time?
Five Questions Every Seattle Homeowner Should Ask
These questions separate experienced local contractors from out-of-area crews or inexperienced operators:
1. 'What waterproofing system do you use in showers, and why?' A confident answer naming a specific system (Schluter, Wedi, etc.) and explaining why they prefer it indicates real experience. Vague answers indicate they're winging it.
2. 'Have you worked in homes this age in this neighborhood?' Pre-1970 Seattle homes frequently have asbestos floor tile, galvanized supply pipes, and knob-and-tube wiring. A contractor who has dealt with these before knows how to price for them and won't hit you with a surprise change order.
3. 'Who pulls the permits and who attends the inspection?' The answer should be the contractor, not you. If they ask you to pull the permit, that's an unlicensed-work warning sign in Washington State.
4. 'What happens if you find rot or damage under the subfloor?' They should have a pre-agreed change order policy and a per-sheet price for subfloor replacement. If they look surprised by the question, their contingency planning is weak.
5. 'Can I speak with a client whose project was similar to mine?' Any contractor with more than 2 years of local work should be able to provide 2–3 recent references without hesitation.
Red Flags Specific to the Seattle Market
These patterns appear repeatedly in homeowner complaints filed with the Washington State Department of Labor & Industries:
Unusually fast availability. In the Seattle market, the best bathroom remodeling crews book 6–12 weeks out. A contractor who can start next week on a full remodel either had a cancellation or doesn't have the work volume that indicates quality demand.
No permit discussion. A licensed Washington contractor is required to pull permits for work that requires them. If a contractor suggests you skip the permit to 'save money,' you are taking on the legal liability and may have trouble selling your home later.
Lump-sum bid with no line items. You cannot compare bids or verify scope without line items. Ask for an itemized quote. Refusal is a red flag.
Pressure to decide today. Legitimate contractors in Seattle are busy and do not need to pressure you. Urgency tactics are a manipulation technique.
Check L&I complaint history at verify.lni.wa.gov before signing. You can see if a contractor has unresolved complaints, safety violations, or prior license suspensions.
General Tools MMD4E Digital Moisture Meter
Walk through your bathroom before contractor meetings with a moisture meter in hand. Checking the subfloor and wall cavities near the shower gives you hard data — and lets you ask contractors directly about any wet readings you found.
- Detects moisture in wood, drywall, and subfloor — the three spots Seattle homes fail
- Pin-type gives exact readings; no guessing what's wet
- Shows up contractors who say 'everything looks fine' when it isn't
- Under $25 — cheapest insurance you can buy before a $40k remodel
Download the Full Bid Comparison Worksheet
A fillable spreadsheet with all checklist items, side-by-side columns for up to 4 bids, and a weighted scoring system so you can make an objective decision.