Buildoly — Unit Price Stage 1

Master pricing table — Stage A

One card per trade. Each shows: sub, calc inputs (your column B logic), the live price grid, and three annotation blocks: Assumptions we baked in, Gaps still TBD, and Open Qs (your column-O notes plus open clarifications, consolidated). Historical bids in column P are encoded for the Stage B backtest.

13trades

61assumptions

12gaps

17open qs

Status overview

Trade	Sub	Status	Gaps	Open Qs	Notes
Plumbing	A Plus Construction	Pending	0	1	3 follow-up questions out to A Plus (bathtub delta, Milton sewer relocation, sewer cam included). Per-fixture rates settled and validated.
Roofing	Alejandro Roofing	Pending	0	3	3 open Qs to Alejandro about gutter scope (potential double-billing). M3 labor + gutter both TBD across all materials.
Tile	Francisco Calderon	Approved	0	0	Jeff approved (col L: "OK APPROVED — Jeff to update"). Standard $2,710 / M3 primary $3,210 confirmed 2026-05-01.
Composite decking	Francisco Calderon	Pending	0	1	Standard packages ($3,400 / $11,500) approved. Custom-size pricing pending — Francisco needs to confirm $34/sqft for in-between sizes.
Drywall	Juan Mercado	Approved	0	0	Jeff approved (col L: "OK APPROVED"). M1/M2/M2B confirmed. M3 still pending Juan Mercado quote (TBD on grid).
HVAC	Last Call HVAC	Pending	2	2	Counter $9,425 for M2 (Vanalden anchor) waiting on Last Call. Ductless TBD across all models. Nest thermostat scope unclear.
Framing	Leon Framing	Counter	0	1	Jeff countering Leon Framing: drop slab $43→$38 (Edgemont anchor), raised $49→$45 (Alvarado). Per-project anchor data on the trade card.
Foundation	Leon Framing	Counter	0	2	Jeff countering Leon: slab $39→$37 for <749sqft, $33 for ≥749sqft. Pergola/lightweight demo rate also pending.
Stucco	Luis Zavaleta	Approved	1	0	Jeff approved (col L: "OK APPROVED"). M1/M2/M2B stucco confirmed. M3 stucco still pending Luis Zavaleta. Siding still has no pricing.
Insulation	TruTeam	Approved	0	0	Jeff approved (col L: "OK APPROVED"). All 4 models × 2 foundations priced from TruTeam.
Finish	Marcos Quezada	Pending	1	1	M1 fully approved. M2/M2B base approved BUT countertop labor rate still pending Marcos. M3 finish TBD.
Misc / Optional Scope	Various	Pending	6	4	Optional / conditional scope across multiple subs. Solar PV pre-included on M2/M2B/M3 (required). Final cleaning, HERS, trash, material unload pre-included on every model. Several rates still TBD.
Electrical	MHR Electric	Counter	2	2	Jeff countering MHR on M1 base ($12,050→$10,300, Edgemont anchor). Trench rates + conduit breakout + separate-meter ADU pricing all RESOLVED with MHR 2026-05-04. Recessed lights removed from base.

Approved Jeff signed off Counter Jeff has open counter-proposals to the sub Pending waiting on sub answer

Plumbing

A Plus Construction · Complete

Calc inputs (column B)

model (deduces fixture count)
foundation (slab vs raised)
WH location
add-on flags
trench scenario × length

A Plus 2026 rate sheet (received 2026-05-04). Per-fixture finish rate INCLUDES rough — do not add the $1,400/$1,500 rough breakdown. M3 master double vanity counts as 1 fixture install with 2 rough-ins. Sitework: trench labor varies by method (hand vs machine, machine needs 5ft clearance) and depth (≤4ft vs >4ft); shared trench (sewer + water in same trench) bills the trenching once. Line costs (ABS $14, PEX $5, copper $11) layer on top of trench labor. Per Jeff: ABS sewer line at $14/lf includes tie-in + cleanout (no separate per-project tie-in fee).

Foundation	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
Slab on grade	$9,000	$9,000	$13,800	$15,000
Raised floor	$9,500	$9,500	$14,600	$15,700

Add-ons (per unit)

Bathtub (delta over standard shower) — confirmed +$300 by A Plus (delta)	$300
Outdoor heat-pump WH (delta over indoor) (delta)	$250
Exterior spigot	$200
Refrigerator ice-maker line	$300

Trench labor (per linear ft)

Shared trench (sewer + water), machine — $11/lf

$11/lf

Shared trench (sewer + water), hand — $28/lf

$28/lf

Single utility, ≤4ft, machine — $8/lf each

$8/lf

Single utility, ≤4ft, hand — $25/lf each

$25/lf

Single utility, >4ft, machine — $13/lf each

$13/lf

Single utility, >4ft, hand — $30/lf each

$30/lf

Machine clearance 5ft. Single-line minimum $1,250 (waived on shared trench).

Line cost (added on top of trench labor)

ABS sewer line (incl. tie-in + cleanout)

$14/lf

PEX 1" water line

$5/lf

Copper 1" water line (alt to PEX)

$11/lf

Concrete + paver (per linear ft)

Concrete saw-cut & remove

$34/lf

Concrete slab repair

$29/lf

Paver remove (repair NOT included — to be completed by other trades)

$34/lf

Sewer relocation

Sewer relocation around slab — $40/lf + $1,000 one-time tie-in

$40/lf + $1,000 one-time

One-offs (flat fee)

Sewer cam + locator (per project, on-demand)

$400

Sump pump install

$1,500

Assumptions (11)

A Plus 2026 rate sheet — per-fixture finish-only (rough+finish bundled). A Plus procures materials.
Standard fixture = $1,600 slab / $1,700 raised. The 5 standard fixtures: shower, toilet, single vanity, kitchen sink, laundry box. Walk-in showers, dishwasher rough-in, and washer/dryer hookups are all included within the standard 5 (no separate add-on).
M3 master double vanity = $2,800 finish-all-in (counts as 1 fixture install with 2 rough-ins; replaces what would otherwise be a $1,600 single vanity in M3).
Indoor heat-pump WH = $1,000 (in base, billed as separate line). Outdoor WH = +$250 delta.
Sitework default in calculator = machine + shared trench (lowest cost; $11/lf trench labor + $14 ABS + $5 PEX = $30/lf for both utilities). User picks a different scenario per project — hand-dug, separate trenches, or >4ft deep all get more expensive.
Water line material: PEX 1" ($5/lf) is the standard. Copper 1" ($11/lf) is the upgrade alternative. Both prices are line cost only — trench labor is billed separately based on the trench scenario.
ABS sewer line $14/lf includes tie-in to main + cleanout (per Jeff confirmation 2026-05-04). No separate per-project tie-in fee.
Sewer relocation = $40/lf + $1,000 one-time tie-in (only when scope requires relocation). The $1,000 is part of the relocation event, not a per-project flat fee.
Bathtub = +$300 delta over a standard shower (confirmed with A Plus).
Sewer cam + locator ($400) is NOT included in base — billed separately when scoped (confirmed with A Plus). Triggers: ADU lower than front, pre-1980 home, or main line not yet updated.
Per Jeff: ice maker, exterior spigot, sewer cam, sump pump are never included by default — optional add-on scope, only billed when explicitly added.

Open Qs (1)

[A PLUS FOLLOW-UP — sewer relocation pricing] Milton historical: 70 LF sewer relocation billed at $3,000 ($42.86/lf flat). New rate sheet says relocation is $40/lf + $1,000 one-time tie-in, which would predict $3,800 for the same Milton scope (+27%). Two reads: (a) Milton tie-in was bundled into the per-LF rate, in which case the new $1,000 is double-billing; (b) new pricing is a real increase. Which is it?

Roofing

Alejandro Roofing · Complete

Calc inputs (column B)

model
roof material (shingle / metal / tile)
gutter included? (Buildoly may procure separately)

Roof labor and gutter+downspout broken out separately so the disputed gutter line is visible. Per Jeff: gutter+downspout flat $1,200 across ALL models (M1, M2, M2B). v1 sheet had M2 at $1,600 — corrected. If Buildoly procures the gutter, deduct the $1,200 line. Open dispute: were gutters already included in past sub bids? See Open Qs.

Material	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
shingle labor	$2,800	$3,500	$3,500	TBD
+ gutter / downspout	$1,200	$1,200	$1,200	TBD
metal labor	$4,500	$6,500	$6,500	TBD
+ gutter / downspout	$1,200	$1,200	$1,200	TBD
tile labor	$4,500	$6,500	$6,500	TBD
+ gutter / downspout	$1,200	$1,200	$1,200	TBD

Labor and gutter+downspout broken out — gutter scope is under active dispute (see Open Qs). If Buildoly procures the gutter, the $1,200/cell gutter line is removed entirely. Calculator currently bills BOTH lines bundled (labor + gutter) — flip to labor-only when gutter procurement decision is locked.

Assumptions (3)

Three material choices — shingle is the cheapest ($1,700 less for M1, $3,000 less for M2/M2B). Metal and tile are priced the same per sub note in v2.
M2B uses M2 pricing (sheet has only Model 01/02/03 columns; no separate M2B).
Each cell is bundled: roof labor + gutter + downspout. Per Jeff: gutter+downspout is flat $1,200 across ALL models (sheet had M2 at $1,600 — that was wrong). Breakdown: shingle M1 $4,000 = $2,800 labor + $1,200 gutter · shingle M2/M2B $4,700 = $3,500 + $1,200 · metal/tile M1 $5,700 = $4,500 + $1,200 · metal/tile M2/M2B $7,700 = $6,500 + $1,200. If Buildoly procures the gutter, deduct $1,200.

Open Qs (3)

[JEFF — backtest col L] Did we pay for gutters before? They seem to be included in our previous bids — need to confirm whether the gutter line is double-charged in current pricing.
[JEFF — backtest col L] M2 gutters should be the same price as M1 (flat $1,200). Sheet had M2 at $1,600 — corrected on the page, but verify Alejandro is billing $1,200 going forward.
[JEFF — backtest col L] How much does a separate gutter sub cost? If sourcing gutter independently is cheaper than Alejandro's $1,200/cell line, worth pursuing.

Tile

Francisco Calderon · Complete

Calc inputs (column B)

model (deduces bath count)
kitchen tiled? (subway tile)

Tile pricing is foundation-independent. Standard bath = $2,710 (M1, M2, M2B baths, AND M3 secondary). M3 primary bath = $3,210 (premium — only bath that gets the higher rate). Per-model totals: M1 = $2,710 (1 std), M2 = $2,710 (1 std), M2B = $5,420 (2 std), M3 = $5,920 (1 std + 1 primary). M2B and M3 kitchen tile = M2 ($700) per Jeff. Updated 2026-05-01.

Scope	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
Base (restrooms only)	$2,710	$2,710	$5,420	$5,920

Scope

M1
497sf

M2
749sf

M2B
749sf

M3
996sf

Base (restrooms only)

$2,710

$5,420

$5,920

Per-bath: $2710 standard (every bath in M1/M2/M2B + M3 secondary). $3210 M3 primary (premium — M3's primary bath only). Bath count: M1=1 · M2=1 · M2B=2 · M3=1 standard + 1 primary.

Add-ons (optional, billed only when scope adds them)

Add-on	M1	M2	M2B	M3
Tiled kitchen (subway tile)	$800	$700	$700	$700

Add-on

M2B

Tiled kitchen (subway tile)

$800

$700

Assumptions (4)

Per Jeff (2026-05-01): standard bath = $2,710 (every bath in M1, M2, M2B, AND M3 secondary). M3 PRIMARY (master) = $3,210. The premium rate applies only to the M3 primary bath. Bath counts: M1=1 std · M2=1 std · M2B=2 std · M3=1 std + 1 primary.
Total tile per restroom (no kitchen): M1 $2,710 · M2 $2,710 · M2B $5,420 · M3 $5,920.
Kitchen tiled is OPT-IN. Not all projects subway-tile the kitchen.
Countertops are NOT in Francisco Calderon's tile scope — they're in Marcos Quezada's Finish scope. See Finish trade card.

Composite decking

Francisco Calderon · Complete

Calc inputs (column B)

deck package: none / standard / enlarged

Deck package	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
No deck (or concrete deck — see Foundation)	$0	$0	$0	$0
Standard package — (2) decks: 4'×4' + 16'×4' (80 sqft total)	$3,400	$3,400	$3,400	$3,400
Enlarged package — (2) decks: 4'×4' + 10'×32' (336 sqft total)	$11,500	$11,500	$11,500	$11,500

Deck packages are flat-priced regardless of model — choose one per project.

Assumptions (3)

Each priced package = (2) decks together — standard is 4'×4' + 16'×4' (80 sqft total) at $3,400. Enlarged is 4'×4' + 10'×32' (336 sqft total) at $11,500. Sub explicitly said per-sqft method does not work.
$3,400 / $11,500 are flat package prices regardless of model.
Per Jeff: if the project uses a concrete deck (priced under Foundation), this composite-deck scope is removed entirely — pick "none" in the calculator.

Open Qs (1)

[JEFF COUNTER-PROPOSAL — backtest col L] Confirm unit price at $34/sqft for custom-size decks (between standard 80sf and enlarged 336sf). Anchors: Alvarado 96sf custom raised, Milton 160sf custom — both off-spec in current calc since it uses standard package only. Need Francisco Calderon to confirm $34/sqft (≈ enlarged $11,500 ÷ 336sf) is workable for in-between sizes.

Drywall

Juan Mercado · Complete

Calc inputs (column B)

model

Foundation	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
Slab on grade	$7,500	$10,500	$10,500	TBD
Raised floor	$7,500	$10,500	$10,500	TBD

Assumptions (1)

Drywall is foundation-independent — slab and raised priced the same.

HVAC

Last Call HVAC · Requested

Calc inputs (column B)

model
system type (ducted vs ductless)

HVAC splits by SYSTEM (ducted vs ductless), not by foundation. Ducted (split-system heat pump) pricing from Last Call dated 2026 — covers indoor air handler(s) + outdoor condenser, head units in living room + every bedroom, up to 50 ft copper line set per head, condensate pump, bathroom exhaust ducting, pressure test + commissioning. Ductless still pending. Excludes electrical upgrades, permits, drywall repair, painting.

System	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
ducted	$7,800	$10,200	$10,200	$12,400
ductless	TBD	TBD	TBD	TBD

Assumptions (4)

Pricing splits by SYSTEM (ducted vs ductless), not by foundation. Foundation has no impact on HVAC labor.
Ducted = split-system heat pump (indoor air handlers + outdoor condenser, head unit per living-room/bedroom, up to 50 ft copper line set per head). Ductless still pending.
M2 and M2B priced the same ($10,200) per Last Call — head-unit count is driven by bedroom count, not bath count.
Standard installation conditions assumed. Long line-set runs (>50 ft per head) flagged as a possible adder by sub.

Gaps (2)

Ductless mini-split pricing still TBD — Last Call only delivered ducted rates.
Nest thermostat scope unclear — included in HVAC labor or Buildoly procurement?

Open Qs (2)

[JEFF COUNTER-PROPOSAL — backtest col L] Counter $9,425 for M2 — Vanalden pricing anchor. Wait until we have the full picture (other ducted M2 anchors) before locking. Pending Last Call HVAC acceptance.
[LAST CALL HVAC — STILL OPEN] Ductless pricing — same M1/M2/M2B/M3 grid as ducted? Per Jeff col L: "Ductless same price as ducted?" — worth asking explicitly.

Framing

Leon Framing · Need

Calc inputs (column B)

sqft (auto from model unless overridden)
foundation type (slab → $43, raised → $49)

Foundation	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
Slab on grade	$21,371	$32,207	$32,207	$42,828
Raised floor	$24,353	$36,701	$36,701	$48,804

Rate: $43/sf slab · $49/sf raised. Computed = rate × model sqft.

Assumptions (2)

Pure $/sqft pricing: $43 slab, $49 raised. Computed lazily from model sqft.
Sqft is the ADU footprint, not lot size.

Open Qs (1)

[JEFF COUNTER-PROPOSAL — backtest col L] Drop slab rate from $43 → $38/sqft (matches Edgemont $38.53/sqft). Drop raised rate from $49 → $45/sqft (matches Alvarado). Per-project historical $/sqft: Manning M1 slab $40.15 · Gundry M1 slab $42.56 · Edgemont M1 slab $38.53 · Milton M1 slab $40.34 · Vanalden M2 slab $45.26 (outlier — above calc rate) · Alvarado M1 raised (ADU only) $45.27 · Alvarado M1 raised (incl. deck framing) $51.71. Slab avg across 5 projects = $41.37/sqft · Raised (Alvarado adj) = $45.27/sqft. Pending Leon Framing acceptance.

Foundation

Leon Framing · Need

Calc inputs (column B)

foundation condition (one of 4: <4" grade / 4"-22" grade / >22" grade / raised-for-methane on <22" lot)
sqft (from model)
demo scope
extras (deck / pavement / back-fill / footing)

Foundation type — base cost (rate × sqft)

Condition	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
Slab on grade — <4" grade change	$19,383	$29,211	$29,211	$38,844
Raised floor up to 22" — methane OR owner request	$19,383	$29,211	$29,211	$38,844
Raised foundation — >22" grade change	$19,383	$29,211	$29,211	$38,844
Monolith slab — 4"-22" grade change	$19,383	$29,211	$29,211	$38,844

Raised floor up to 22" — methane OR owner request: No extras — straight $39/sqft
Raised foundation — >22" grade change: + additional footing required ($30/lf × ft height for perimeter; drainage extension flat $30/lf)
Monolith slab — 4"-22" grade change: + $1,000 (2nd concrete pump) + additional footing required ($30/lf × ft height for perimeter; drainage extension flat $30/lf)

Sitework extras & demo

Concrete deck with footing

$33/sqft

Pavement (driveway, 400+ sqft)

$18/sqft

Back-fill (per cubic foot under foundation)

$110/cf

Garage / shed demo

$12/sqft

Lightweight / open structure demo (pergola, carport, awning) (TBD — pending Kevin M / Leon quote)

⚠ TBD

Additional roof-layer demo (each, up to 4)

$400

Slab thicker than 2"

$3/sqft

Assumptions (5)

Four foundation conditions confirmed with Leon: (1) <4" grade change → standard slab on grade · (2) 4"-22" grade change → monolith slab (2nd pump + footing) · (3) >22" grade change → raised foundation (+ footing) · (4) raised-for-methane on <22" grade lot → pricing TBD.
All 4 conditions share the $39/sf base rate. Differences come from extras (2nd pump premium, additional footing, methane premium).
v2 sheet still uses old thresholds (8" / 30") — Jeff updated to actual 4" / 22" framework. Sheet language preserved verbatim where it appears, but pricing-table uses the corrected thresholds.
Demo, back-fill, footing, deck, and pavement are ADDITIVE on top of base.
Backfill is $110/cubic foot under foundation. Examples in sheet: Alvarado 5' = $4,500, Palos Verdes 2' = $2,500.

Open Qs (2)

[JEFF COUNTER-PROPOSAL — backtest col L] Drop slab rate from $39 → $37/sqft for projects under 749 sqft (matches Edgemont) · Drop slab rate to $33/sqft for projects 749 sqft or larger (per Vanalden M2). Per-project historical $/sqft (garage demo stripped where bundled): Manning M1 slab $33.96 (after $4,800 garage demo subtracted) · Gundry M1 slab $38.63 (after $4,800) · Edgemont M1 slab $37.22 (after $4,800) · Milton M1 slab $40.04 (no garage demo) · Vanalden M2 slab $33.38 (M2 size, clean scope). Alvarado M1 raised omitted (raised handled separately). Pending Leon Framing acceptance.
[KEVIN M / LEON] What does demoing a lightweight or open structure (pergola, carport) cost per sqft? Currently no rate.

Stucco

Luis Zavaleta · Complete

Calc inputs (column B)

model
finish: smooth or 20/30 with mesh (same cost) or 20/30 no mesh (TBD)

Foundation-independent. 20/30 with mesh = same cost as smooth. Without mesh = cheaper but cracks (no firm price).

Scope	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
Stucco	$7,700	$9,100	$9,100	TBD

Scope

M1
497sf

M2
749sf

M2B
749sf

M3
996sf

Stucco

$7,700

$9,100

TBD

Foundation-independent — single price per model.

Assumptions (4)

Stucco price is foundation-independent — single price per model, no slab/raised split.
Smooth and 20/30-with-mesh priced the same. 20/30-without-mesh not priced (sub flagged it cracks).
M2B = M2 ($9,100) per sub note ("Model 02 & 02B" share column).
Historical data point: Alvarado paid $6,000 for siding (vs $7,700 v2 stucco for M1). Kept as reference for future siding bid comparison.

Gaps (1)

Siding has no pricing for any model (only header in sheet). Alvarado historically used siding ($6,000) — pricing exists somewhere, just not formalized.

Insulation

TruTeam · Complete

Calc inputs (column B)

model
foundation

Foundation	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
Slab on grade	$2,810	$3,630	$3,630	$4,210
Raised floor	$3,120	$4,115	$4,115	$4,870

Assumptions (2)

TruTeam quoted these rates — but historically Marcos Quezada was the contracted sub for 5/6 projects at $3,240 (and Alvarado $3,600). Only Vanalden was actually TruTeam at $3,695.
v2 prices represent the GO-FORWARD sub (TruTeam) per Buildoly's direction.

Finish

Marcos Quezada · Complete

Calc inputs (column B)

model
closet count (additional beyond included base count)

Per Jeff: base finish price already includes standard closet count for that model (M1=2 / M2=4 / M2B=4 / M3=6). $250 closet add-on applies ONLY to additional closets above the included base count. Paint confirmed Behr brand. Microwave-hood vs undercabinet-hood: no labor delta. Material unload (Marcos) ~$200/unload and trash hauling (Edwin, varies by city) are NOT in the per-unit price — add separately as project sitework. M1 includes countertop; M2/M2B explicitly exclude (countertop add-on price still pending).

Scope	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
Base price	$13,450	⚠ $18,450	⚠ $17,850	TBD

Scope

M1
497sf

M2
749sf

M2B
749sf

M3
996sf

Base price

$13,450

⚠ $18,450

⚠ $17,850

TBD

Foundation-independent (slab and raised priced the same). M1 includes countertop in base; M2 / M2B exclude countertop pending Marcos' quartz rate. M3 not yet priced.

Add-ons (per unit)

Additional closet (above included count)
Included in base: M1 = 2 · M2 = 4 · M2B = 4 · M3 = 6 closets. Only count above this baseline.

$250

Assumptions (5)

M1 base $13,450 INCLUDES countertop. M2 / M2B exclude countertop (countertop add-on price still pending).
Per Jeff (confirmed): base finish includes standard closet count by model — M1=2, M2=4, M2B=4, M3=6. The $250 closet add-on applies ONLY to additional closets above this baseline.
Per Jeff (confirmed): full scope additions ARE bundled into the base now — access panel, HVAC grill, IAQ grill, bath fan vent grill, kitchen hood, dryer hood, washer/dryer door, address number, dishwasher connection, shower kit, eave vent, GB connection.
Per Jeff (confirmed): paint = Behr brand. Microwave-hood vs undercabinet-hood: no labor delta.
Material unload (Marcos ~$200/unload) and trash hauling (Edwin, varies by city) live OUTSIDE the per-unit price — bill as project sitework.

Gaps (1)

Quartz countertop pricing all marked "xxx" in v2 — Marcos has not published a labor rate. M1 includes countertop in base; M2 / M2B explicitly exclude. M3 unknown.

Open Qs (1)

Quartz countertop labor rate — needed for M2, M2B, and M3 (M1 already includes in base). Currently no published price for any model.

Electrical

MHR Electric · Complete

Calc inputs (column B)

model
lengths for each trench/saw-cut item
panel scope (one selection)
work add-ons (multi-select)

Base (foundation-independent)

Scope	M1 497sf	M2 749sf	M2B 749sf	M3 996sf
Electrical base	$11,410	$12,970	$13,460	$15,550

Scope

M1
497sf

M2
749sf

M2B
749sf

M3
996sf

Electrical base

$11,410

$12,970

$13,460

$15,550

Trench & saw-cut (per linear ft)

Trench + conduit (10'-90')

$22/ft

Trench + conduit (90'+)

$25/ft

Trench labor only (hand-dug, when shared)

$15/ft

Conduit only — short run (≤90')

$7/ft

Conduit only — long run (>90')

$10/ft

Concrete saw-cut & removal

$10/ft

Paver saw-cut & removal

$4/ft

Concrete slab repair

$35/ft

Panel upgrade (single-select)

No panel upgrade	$0
Upgrade 100A → 200A (same loc, 1 day no power)	$3,500
200A breaker swap	$250
Upgrade 200A → 400A (same loc, one meter, 2 days)	$7,500
Upgrade 200A → 400A (dual meter, orig → subpanel, 2 days)	$10,500
ADU separate-meter: replace existing 200A → 2-gang 200A + 2× 100A subpanels + 2 meters	$4,500
ADU separate-meter (above) + upgrade from 100A main	$5,400

📖 Panel scope reference — when to use each (share with team)

Note: The ADU's 100A subpanel inside the ADU is already included in the Electrical base price. The options below describe what happens at the primary home's main service panel to feed that subpanel.

Option	Price	Description	When required
None	$0	ADU subpanel taps directly into the existing primary panel. No work at the main.	Existing primary has spare capacity for the ADU's combined load AND no separate ADU meter needed. Quick screening rule (MHR): sum the big-three loads — Oven 50A + HVAC 40-60A + EV charger 60A — and compare to existing main breaker. If <60% of main → almost certainly no upgrade. If 60-90% → borderline, MHR runs an NEC Article 220 calc. If ≥90% → upgrade required. This rule is a fast filter, not a substitute for the real demand-load calc required at permit submission.
Upgrade 100A → 200A	$3,500	Replace 100A primary panel with 200A at same location. 1 day no power.	Existing service is 100A AND combined load (house + ADU) exceeds 100A. Most common scenario for older homes.
200A Breaker Swap	$250	Existing 200A panel stays. Swap specific breakers for code compliance or ADU feed.	Panel has capacity but breakers need updating (AFCI/GFCI) or a new ADU feeder breaker.
Upgrade 200A → 400A (single meter)	$7,500	Replace 200A panel with 400A. Single utility meter. 2 days no power.	Combined load exceeds 200A (large home + EV + electric heating + ADU with EV) AND owner wants unified billing.
Upgrade 200A → 400A (dual meter)	$10,500	Replace with 400A and configure with 2 utility meters. Original 200A becomes a subpanel for the house. Each side can pull up to 200A. 2 days.	Combined load exceeds 200A AND owner needs separate metering.
ADU Separate Meter	$4,500	Existing service entrance equipment is replaced with a new 2-gang 200A meter-main combo (1 service drop → 2 meters → 2× 100A mains). Existing interior main panel is reconfigured as a 100A subpanel feeding the primary house.	City requires separate ADU metering OR owner wants split billing. Existing service must already be 200A.
ADU Separate Meter + Upgrade	$5,400	Same 2-gang setup as above, but bundles the service upgrade. Utility service goes from 100A to 200A, then splits to 100A per dwelling. Existing interior panel becomes a 100A subpanel.	Separate metering required AND existing service is only 100A.

Option

Price

Description

When required

None

ADU subpanel taps directly into the existing primary panel. No work at the main.

Existing primary has spare capacity for the ADU's combined load AND no separate ADU meter needed. Quick screening rule (MHR): sum the big-three loads — Oven 50A + HVAC 40-60A + EV charger 60A — and compare to existing main breaker. If <60% of main → almost certainly no upgrade. If 60-90% → borderline, MHR runs an NEC Article 220 calc. If ≥90% → upgrade required. This rule is a fast filter, not a substitute for the real demand-load calc required at permit submission.

Upgrade 100A → 200A

$3,500

Replace 100A primary panel with 200A at same location. 1 day no power.

Existing service is 100A AND combined load (house + ADU) exceeds 100A. Most common scenario for older homes.

200A Breaker Swap

$250

Existing 200A panel stays. Swap specific breakers for code compliance or ADU feed.

Panel has capacity but breakers need updating (AFCI/GFCI) or a new ADU feeder breaker.

Upgrade 200A → 400A (single meter)

$7,500

Replace 200A panel with 400A. Single utility meter. 2 days no power.

Combined load exceeds 200A (large home + EV + electric heating + ADU with EV) AND owner wants unified billing.

Upgrade 200A → 400A (dual meter)

$10,500

Replace with 400A and configure with 2 utility meters. Original 200A becomes a subpanel for the house. Each side can pull up to 200A. 2 days.

Combined load exceeds 200A AND owner needs separate metering.

ADU Separate Meter

$4,500

Existing service entrance equipment is replaced with a new 2-gang 200A meter-main combo (1 service drop → 2 meters → 2× 100A mains). Existing interior main panel is reconfigured as a 100A subpanel feeding the primary house.

City requires separate ADU metering OR owner wants split billing. Existing service must already be 200A.

ADU Separate Meter + Upgrade

$5,400

Same 2-gang setup as above, but bundles the service upgrade. Utility service goes from 100A to 200A, then splits to 100A per dwelling. Existing interior panel becomes a 100A subpanel.

Separate metering required AND existing service is only 100A.

Why no "separate ADU panel only" option: NEC 230.2 + utility rules don't allow a second service drop on a single residential parcel except in narrow exceptions. The 2-gang setup is the code-compliant way to give the ADU its own meter without splitting the lot.

💡 Hybrid workaround — load-managed EV charger: When the primary is 200A and combined load just barely tips over (e.g., calculated load = 210-230A), a load-management EV charger (DCC-12, Wallbox Pulsar Plus with Power Boost, etc.) will throttle EV charging when the panel is near capacity, effectively sharing capacity with the rest of the house dynamically. This can avoid a $7,500-$10,500 panel upgrade on borderline cases. Not a standard Buildoly scope — ask MHR per-project whether the load profile qualifies. Always run an NEC Article 220 demand-load calc first; many "maxed out 200A" panels are actually fine because real demand is far below nameplate sum.

Work add-ons (multi-select)

Swap arc-vault breakers after final inspection	$450
15A install with dedicated breaker	$300
30A install with dedicated breaker (DW / WH / Condenser)	$450
EV charger 10'-15' from panel	$1,800
EV charger 20'-60' from panel	$2,100
Additional circuit	$280
Additional light on existing circuit	$50
Additional duplex on existing circuit	$80
Smoke / CO detector device (additional only — base includes standard count)	$180
Restroom fan, no unit (additional only — base includes standard count)	$250

Assumptions (11)

Base price includes 100A subpanel.
EXCLUDES: recessed lighting fixtures (priced separately at $40/light × count: M1=16, M2=29, M2B=30, M3=45), arc-vault breaker swap after final inspection, low-voltage items (CAT6 / Ethernet runs, concealed router/modem box), NEMA box installation. ⚠ Low-voltage and NEMA box scope is NOT in the current bid — needs separate quote when scoped.
Per MHR (confirmed 2026-05-04): trench rates are LONG $25/ft (>90'), SHORT $22/ft (≤90'). Each rate splits as $15 hand-dig labor + conduit ($10 long, $7 short). Whole run rebases to long rate when total > 90' because conduit sizes up at the 90' threshold.
Per MHR (confirmed 2026-05-04): trench labor is hand-dig only at $15/lf — machine dig not applicable for electrical. When trench is shared with another trade (e.g. plumbing), only conduit is billed by MHR — the other trade owns labor.
Panel scope is single-select dropdown (one option per project).
Work add-ons are multi-select with per-item quantity.
Panel-upgrade decision rule (per MHR): combined load of oven (50A) + HVAC (40-60A) + EV charger (60A) should not exceed 100A. If combined load > 100A, primary panel needs an upgrade.
Recessed lights removed from base bids per Jeff (2026-05-04). New bases reflect base-minus-lights at $40/light × per-model count. Lights priced separately when scoped.
Separate-meter ADU configs priced 2026-05-04: $4,500 to replace existing 200A → 2-gang 200A + 2× 100A subpanels + 2 meters. $5,400 if also upgrading from 100A main.
Per MHR: concrete saw-cut = continuous concrete (driveway, slab). Paver saw-cut = brick or stone surface. Different rates because removal complexity differs.
Per Jeff: smoke/CO detector device ($180) and restroom fan ($250) are billed only for ADDITIONAL custom installs — base electrical price already includes the standard count for the unit. Calculator surfaces them as optional checkboxes.

Gaps (2)

Low-voltage scope (CAT6 + Ethernet runs, concealed router/modem box) — NOT in current MHR bid. Needs scope + quote.
NEMA box installation — NOT in current MHR bid. Needs scope + quote.

Open Qs (2)

[JEFF COUNTER-PROPOSAL — backtest col L] Drop M1 electrical base from $12,050 → $10,300 — matches Edgemont contracted total. Buildoly to procure lights. Per-project historical M1 contracted base (apples-to-apples with Gundry, full scope incl. lights): Manning M1 $12,400 (may include scope adders not documented) · Gundry M1 $10,800 (bare-form bid, no documented adders — cleanest M1 baseline ← anchor) · Edgemont M1 $10,300 ($11,000 less $700 main-panel rework) · Milton M1 $11,000 (invoice base, before any credits/upgrades) · Alvarado M1 ($13,644) excluded (includes separate-meter 100A panel scope). PENDING MHR acceptance.
[MHR — M2/M2B/M3 re-quote needed] Apply same scope change as M1 (Buildoly procures lights, recessed lights priced separately at $40/light) and re-quote bases for M2/M2B/M3. PENDING.

Misc / Optional Scope

Various

Calc inputs (column B)

Item-by-item optional scope (solar, battery, methane, demo, cleanup, etc.)

Optional line items not tied to a single trade. Solar PV defaults to INCLUDED on M2/M2B/M3 per Jeff (required scope for those models). M1 solar is opt-in only.

Consolidated optional / out-of-calc scope — combines what was previously the Misc Subs table (Solar / Cleaning / unbid) and the Missing Scopes triage list. Each row is a triage decision: included in calc, tracked as project sitework, find a sub, or close as no-impact.

Item	Sub	Rate	Required for	Status / context	Owner
Solar PV (per 400w panel)	Hamid Torabi	$1,600 / panel	M2, M2B, M3	Calc gap — historical: Vanalden 9-panel 3.6kW + battery (excluded from $157k contract)	Logan / Aziz
Solar battery (separate line from PV) ⚠ TBD — Hamid has not published battery rate	Hamid Torabi	⚠ TBD	opt-in	Sub gap	Logan / Aziz
Tree removal Historical: $500/tree at ground level. $800/tree with stump + roots removal. Bushes/shrubs handled separately. ⚠ TBD per tree — historical: $500 ground-level, $800 with stump + roots. Pending Jeff lock 2026-05-04.	Kevin Leon (in-house)	$? / tree	opt-in	Calc surfaces as gap until Jeff confirms rate	Construction Mgr
Fire sprinklers ⚠ TBD — sub gap. LA jurisdictions starting to require on ADUs.	TBD — no relationship yet	⚠ TBD	opt-in	Sub gap + calc gap — Alvarado	Logan
Sewer ejector pump (conditional) ⚠ TBD — only when sewer scope analysis flags it	A Plus Construction	⚠ TBD	opt-in	Conditional — Manning + Alvarado mentioned but not installed	Logan
Cinderblock wall demo (site-specific) ⚠ TBD — site-specific, ~$500 historical (Gundry 6'×5' wall in trench path)	Bundled into A Plus plumbing (typically)	⚠ TBD	opt-in	Out-of-calc, case-by-case (per Jeff GD-03 reject)	Construction Mgr
Final cleaning	Eric	M1 $180 · M2 $300 · M2B $300 · M3 $350	all models	v1-only pricing; required on every project	Logan
HERS testing	Energy Masters	$300	all models	Locked $300 flat per project (Energy Masters, confirmed Jeff 2026-05-04)	Logan / Aziz
Trash hauling / dumpster	Edwin Leon	$3,000	all models	Locked $3,000 flat per project (confirmed Jeff 2026-05-04)	Project Manager
Material unload	Marcos Quezada	$200	all models	Fixed $200 fee per project (was perCount; Jeff confirmed flat 2026-05-04)	Project Manager

Item

Sub

Rate

Required for

Status / context

Owner

Solar PV (per 400w panel)

Hamid Torabi

$1,600 / panel

M2, M2B, M3

Calc gap — historical: Vanalden 9-panel 3.6kW + battery (excluded from $157k contract)

Logan / Aziz

Solar battery (separate line from PV)
⚠ TBD — Hamid has not published battery rate

Hamid Torabi

⚠ TBD

opt-in

Sub gap

Logan / Aziz

Tree removal
Historical: $500/tree at ground level. $800/tree with stump + roots removal. Bushes/shrubs handled separately.
⚠ TBD per tree — historical: $500 ground-level, $800 with stump + roots. Pending Jeff lock 2026-05-04.

Kevin Leon (in-house)

$? / tree

opt-in

Calc surfaces as gap until Jeff confirms rate

Construction Mgr

Fire sprinklers
⚠ TBD — sub gap. LA jurisdictions starting to require on ADUs.

TBD — no relationship yet

⚠ TBD

opt-in

Sub gap + calc gap — Alvarado

Logan

Sewer ejector pump (conditional)
⚠ TBD — only when sewer scope analysis flags it

A Plus Construction

⚠ TBD

opt-in

Conditional — Manning + Alvarado mentioned but not installed

Logan

Cinderblock wall demo (site-specific)
⚠ TBD — site-specific, ~$500 historical (Gundry 6'×5' wall in trench path)

Bundled into A Plus plumbing (typically)

⚠ TBD

opt-in

Out-of-calc, case-by-case (per Jeff GD-03 reject)

Construction Mgr

Final cleaning

Eric

M1 $180 · M2 $300 · M2B $300 · M3 $350

all models

v1-only pricing; required on every project

Logan

HERS testing

Energy Masters

$300

all models

Locked $300 flat per project (Energy Masters, confirmed Jeff 2026-05-04)

Logan / Aziz

Trash hauling / dumpster

Edwin Leon

$3,000

all models

Locked $3,000 flat per project (confirmed Jeff 2026-05-04)

Project Manager

Material unload

Marcos Quezada

$200

all models

Fixed $200 fee per project (was perCount; Jeff confirmed flat 2026-05-04)

Project Manager

Assumptions (6)

Items with rate=null surface as gaps when a user includes them — calculator treats them as TBD lines, not silent zeros.
Solar PV: $1,600 per 400w panel (Hamid). Default panels: M1=0 (opt-in), M2=9, M2B=9, M3=12.
Solar battery is a SEPARATE line from PV — Hamid has not published battery rate yet.
Final cleaning, HERS testing, trash hauling, material unload are required on EVERY model — defaulted to included in the calculator.
Tree removal at $500/tree (ground level). $800/tree if stump + roots removal needed.
Material unload at $200/unload (Marcos). Default = 1 unload per project; bump up if scope is split-delivery.

Gaps (6)

Solar battery rate not published.
Methane mitigation rate not published (varies by testing results).
Fire sprinklers — no sub relationship yet.
Sewer ejector pump rate not published.
HERS testing — rater not yet identified.
Trash hauling — varies $500-$2,500 by jurisdiction; no flat rate.

Open Qs (4)

Hamid: solar battery rate by capacity tier?
Sway / GeoForward: methane mitigation has a wide range — can we get a typical-project rate ($X for testing only / $Y if mitigation required)?
HERS rater: who do we call? Need a sub relationship.
Fire sprinkler sub: same — need a relationship for LA jurisdictions that require ADU sprinklers.

v1 → v2 question coverage

17 unanswered v1 questions remaining. Click the button below to see the full v1→v2 diff (answered + partial + unanswered).

Plumbing A Plus Construction 12 1 2

ID	Question	Status	Source
plb_q4a	Add-on: dishwasher	unanswered	Dishwasher add-on not present in v2 add-ons table.
plb_q8	Cross-trade: are utility trenching, backfill, and concrete repair currently included in just 1 trade's bids or spread across multiple?	unanswered	Cross-trade attribution question never answered. A Plus says they handle their own trenching/concrete, but it's unclear if same is true for electrical or framing.

Roofing Alejandro Roofing 2 1 1

ID	Question	Status	Source
rf_q2c	Per-unit price: metal vs asphalt shingle vs concrete tile — M3 (996sf)	unanswered	M3 row marked "xx xx" — no metal/shingle/tile pricing.

Drywall Juan Mercado 3 0 1

ID	Question	Status	Source
dw_q2c	Per-unit price: M3 (996sf)	unanswered	M3 row marked "xxxx" — no pricing.

HVAC Last Call HVAC 0 0 3

ID	Question	Status	Source
hv_q1a	Per-unit price (ducted w/ Nest + ductless, labor + material): M1 (497sf)	unanswered	HVAC trade entirely absent from v2.
hv_q1b	Per-unit price: M2/M2B (749sf)	unanswered	HVAC trade entirely absent from v2.
hv_q1c	Per-unit price: M3 (996sf)	unanswered	HVAC trade entirely absent from v2.

Framing Leon Framing 4 0 1

ID	Question	Status	Source
fr_q1	Why are there price differences for units of the same layout?	unanswered	Sub answered "Checked - NO IDEA" verbatim in v1. v2 introduces parametric $/sqft pricing as a forward-looking solution, but the WHY behind historical variance was never explained.

Demo & Foundation Leon Framing 4 4 1

ID	Question	Status	Source
df_q1	Why are there price differences for units of the same layout?	unanswered	Sub answered "Checked - NO IDEA" verbatim in v1. v2 introduces parametric pricing for foundation + separate demo / back-fill rates as a forward-looking solution, but the WHY behind historical variance was never explained.

Stucco / Siding Luis Zavaleta 2 3 1

ID	Question	Status	Source
st_q3d	Standardized stucco AND siding pricing: M3 (996sf)	unanswered	M3 stucco missing. Siding missing.

Finish Marcos Quezada 0 3 4

ID	Question	Status	Source
fn_q1	Why are there price differences for units of the same layout?	unanswered	No narrative answer in v1. v2 gives a flat per-model rate, but the driver of historical variance ($12,200–$13,100 across same M1 layout) was never explained.
fn_q2	Labor savings from microwave hood vs undercabinet range hood?	unanswered	No answer on microwave hood vs undercabinet labor savings.
fn_q3	Savings for changing paint from Benjamin Moore → mid-grade spec? (sub recommends)	unanswered	No answer on Benjamin Moore vs mid-grade paint savings.
fn_q4d	Standardized unit price + separated countertop: M3 (996sf)	unanswered	M3 not priced.

Electrical MHR Electric 4 2 3

ID	Question	Status	Source
el_q2c	Add separate meter and 100A panel for ADU	unanswered	Separate meter + 100A panel for ADU not split out.
el_q2d	Add separate meter and 200A panel for ADU	unanswered	Separate meter + 200A panel for ADU not split out.
el_q3	Savings for Buildoly to procure all recessed lights?	unanswered	No answer on recessed-light procurement savings.

Plumbing A Plus Construction 12 1 2

ID	Question	Status	Source
plb_q1	Is our plumber doing trenching and concrete backfill/repair or another sub?	answered	A Plus owns heavy equipment and performs their own trenching, backfill & concrete repair.
plb_q2	Unit pricing for everything within the unit (fixture rough-ins). Buildoly procures water heaters and enclosures.	answered	Base price now per model × foundation. Sees plumbing.base grid.
plb_q3a	Sitework: main sewer trench + tie-in based on length	answered	$39/ft (ABS), $1,250 minimum.
plb_q3b	Sitework: main water trench + tie-in based on length	answered	$30/ft (PEX), $1,250 minimum.
plb_q3c	Sitework: sewer relocation around slab	answered	$40/ft.
plb_q3d	Sitework: concrete saw cut + removal	answered	$35/ft (16"W 4"D).
plb_q3e	Sitework: concrete slab repair	answered	$30/ft (16"W 4"D).
plb_q4a	Add-on: dishwasher	unanswered	Dishwasher add-on not present in v2 add-ons table.
plb_q4b	Add-on: tub install (vs standard shower)	answered	$450 bathtub, $450 shower pan.
plb_q4c	Add-on: exterior spigot	answered	$200 exterior spigot.
plb_q4d	Add-on: ice maker	answered	$300 ice maker.
plb_q5	Labor savings switching linear drain → square drain in walk-in shower?	answered	No labor savings switching linear → square drain.
plb_q6	Cost difference between indoor vs outdoor water heater install?	answered	Outdoor heater = more labor (build enclosure). $1,000 indoor / $1,250 outdoor.
plb_q7	Unit price to upgrade water line to 1" from main line T-off to ADU?	partial	Answered narratively in v1 ($50–$150/ft depending on tunneling, copper or PEX) but NOT formalized as a v2 line item. v2 only has water trench at $30/ft PEX (no tunneling/copper variant).
plb_q8	Cross-trade: are utility trenching, backfill, and concrete repair currently included in just 1 trade's bids or spread across multiple?	unanswered	Cross-trade attribution question never answered. A Plus says they handle their own trenching/concrete, but it's unclear if same is true for electrical or framing.

Roofing Alejandro Roofing 2 1 1

ID	Question	Status	Source
rf_q1	Why did roofing increase from $4,200 → $4,500 for Alvarado and Milton?	answered	Material costs went up.
rf_q2a	Per-unit price: metal vs asphalt shingle vs concrete tile — M1 (497sf)	answered	M1: metal $4,500 / shingle $2,800 / tile $4,500 + $1,200 gutter+downspout.
rf_q2b	Per-unit price: metal vs asphalt shingle vs concrete tile — M2/M2B (749sf)	partial	M2 priced (metal $6,500 / shingle $3,500 / tile $6,500). M2B not explicitly priced; assumed equal to M2?
rf_q2c	Per-unit price: metal vs asphalt shingle vs concrete tile — M3 (996sf)	unanswered	M3 row marked "xx xx" — no metal/shingle/tile pricing.

Tile Francisco Calderon 0 4 0

ID	Question	Status	Source
tl_q1a	Per-unit price (labor + rough material): M1 (497sf)	partial	M1 standard restroom $2,710 + kitchen tile $800. Quartz countertop marked xxx (TBD).
tl_q1b	Per-unit price: M2 (749sf)	partial	M2 standard restroom $2,710 + kitchen tile $700. Quartz countertop marked xxx (TBD).
tl_q1c	Per-unit price: M2B (749sf)	partial	M2B 2 standard restrooms ($5,420) + kitchen tile $700 (per Jeff = M2 rate). Quartz TBD.
tl_q1d	Per-unit price: M3 (996sf)	partial	M3 1 primary restroom $3,210 + 1 standard restroom $2,710 = $5,920 total + kitchen tile $700 (per Jeff = M2 rate). Quartz TBD.

Decking Francisco Calderon 2 0 0

ID	Question	Status	Source
dk_q1	If we do concrete instead of wood, does this scope go away entirely?	answered	Yes, scope goes away if concrete deck is used.
dk_q2	Confirm decking is priced at $16/sqft (labor + rough material), regardless of size.	answered	Per-sqft method doesn't work. Flat rates: standard deck $3,400, enlarged deck $11,500.

Drywall Juan Mercado 3 0 1

ID	Question	Status	Source
dw_q1	Why was drywall $7,500 for Gundry/Edgemont/Alvarado but $8,000 for Milton/Manning?	answered	Material costs went up.
dw_q2a	Per-unit price: M1 (497sf)	answered	M1: $7,500.
dw_q2b	Per-unit price: M2/M2B (749sf)	answered	M2/M2B: $10,500.
dw_q2c	Per-unit price: M3 (996sf)	unanswered	M3 row marked "xxxx" — no pricing.

HVAC Last Call HVAC 0 0 3

ID	Question	Status	Source
hv_q1a	Per-unit price (ducted w/ Nest + ductless, labor + material): M1 (497sf)	unanswered	HVAC trade entirely absent from v2.
hv_q1b	Per-unit price: M2/M2B (749sf)	unanswered	HVAC trade entirely absent from v2.
hv_q1c	Per-unit price: M3 (996sf)	unanswered	HVAC trade entirely absent from v2.

Framing Leon Framing 4 0 1

ID	Question	Status	Source
fr_q1	Why are there price differences for units of the same layout?	unanswered	Sub answered "Checked - NO IDEA" verbatim in v1. v2 introduces parametric $/sqft pricing as a forward-looking solution, but the WHY behind historical variance was never explained.
fr_q2a	Standardized unit pricing: M1 (497sf)	answered	Use $/sqft × 497.
fr_q2b	Standardized unit pricing: M2 (749sf)	answered	Use $/sqft × 749.
fr_q2c	Standardized unit pricing: M2B (749sf)	answered	Use $/sqft × 749.
fr_q2d	Standardized unit pricing: M3 (996sf)	answered	Use $/sqft × 996.

Demo & Foundation Leon Framing 4 4 1

ID	Question	Status	Source
df_q1	Why are there price differences for units of the same layout?	unanswered	Sub answered "Checked - NO IDEA" verbatim in v1. v2 introduces parametric pricing for foundation + separate demo / back-fill rates as a forward-looking solution, but the WHY behind historical variance was never explained.
df_q2	Additional cost for doing decks/landings in concrete?	answered	Concrete deck with footing $33/sqft.
df_q3a	Standardized demo: 20x20 garage	answered	20×20 garage demo = 400 sqft × $12 = $4,800.
df_q3b	Standardized demo: 10x10 shed	answered	10×10 shed demo = 100 sqft × $12 = $1,200.
df_q3c	Standardized demo: $/sqft for concrete in pavement	answered	Pavement (400 sqft+) = $18/sqft.
df_q4a	Standardized foundation pricing (assuming standard balancing): M1	partial	M1 foundation = $39 × 497 = $19,383 (flat slab). Add demo and rise-floor adjustments per project.
df_q4b	Standardized foundation pricing: M2	partial	M2 foundation = $39 × 749 = $29,211 (flat slab).
df_q4c	Standardized foundation pricing: M2B	partial	M2B foundation = $39 × 749 = $29,211 (flat slab).
df_q4d	Standardized foundation pricing: M3	partial	M3 foundation = $39 × 996 = $38,844 (flat slab).

Stucco / Siding Luis Zavaleta 2 3 1

ID	Question	Status	Source
st_q1	Why are there price differences for units of the same layout?	answered	Material costs went up.
st_q2	Savings for changing smooth stucco → 20/30 fine sand stucco?	answered	No cost difference between smooth and 20/30 (with mesh).
st_q3a	Standardized stucco AND siding pricing: M1 (497sf)	partial	M1 stucco = $7,700. SIDING pricing missing entirely.
st_q3b	Standardized stucco AND siding pricing: M2 (749sf)	partial	M2 stucco = $9,100. SIDING pricing missing.
st_q3c	Standardized stucco AND siding pricing: M2B (749sf)	partial	M2B stucco = $9,100. SIDING pricing missing.
st_q3d	Standardized stucco AND siding pricing: M3 (996sf)	unanswered	M3 stucco missing. Siding missing.

Insulation TruTeam 4 0 0

ID	Question	Status	Source
in_q1a	Standardized unit pricing: M1 (497sf)	answered	M1: $3,120 RF / $2,810 SOG.
in_q1b	Standardized unit pricing: M2 (749sf)	answered	M2: $4,115 RF / $3,630 SOG.
in_q1c	Standardized unit pricing: M2B (749sf)	answered	M2B: $4,115 RF / $3,630 SOG.
in_q1d	Standardized unit pricing: M3 (996sf)	answered	M3: $4,870 RF / $4,210 SOG.

Finish Marcos Quezada 0 3 4

ID	Question	Status	Source
fn_q1	Why are there price differences for units of the same layout?	unanswered	No narrative answer in v1. v2 gives a flat per-model rate, but the driver of historical variance ($12,200–$13,100 across same M1 layout) was never explained.
fn_q2	Labor savings from microwave hood vs undercabinet range hood?	unanswered	No answer on microwave hood vs undercabinet labor savings.
fn_q3	Savings for changing paint from Benjamin Moore → mid-grade spec? (sub recommends)	unanswered	No answer on Benjamin Moore vs mid-grade paint savings.
fn_q4a	Standardized unit price + separated countertop add-on: M1 (497sf)	partial	M1 = $13,450 with countertop (countertop NOT separated as add-on as requested).
fn_q4b	Standardized unit price + separated countertop: M2 (749sf)	partial	M2 = $18,450 NO countertop. Countertop add-on price not provided.
fn_q4c	Standardized unit price + separated countertop: M2B (749sf)	partial	M2B = $17,850 NO countertop. Countertop add-on price not provided.
fn_q4d	Standardized unit price + separated countertop: M3 (996sf)	unanswered	M3 not priced.

Electrical MHR Electric 4 2 3

ID	Question	Status	Source
el_q1	Unit pricing for everything within the unit (rough, finish, panel — 100A subpanel)	answered	M1 $12,050 / M2 $14,130 / M2B $14,660 / M3 $17,350. Includes 100A subpanel.
el_q2a	Trenching + conduit pricing by length	answered	$31/ft (10'–90'), $35/ft (90'+).
el_q2b	Upgrade primary home panel from 100A → 200A	answered	$3,500.
el_q2c	Add separate meter and 100A panel for ADU	unanswered	Separate meter + 100A panel for ADU not split out.
el_q2d	Add separate meter and 200A panel for ADU	unanswered	Separate meter + 200A panel for ADU not split out.
el_q2e	Add new 400A primary panel + convert existing primary 100A to 200A subpanel (running 100A subpanel to ADU should be in base)	partial	v2 has $10,500 for 200A→400A dual meter (original → subpanel). BUT v1 question premise is starting from a 100A primary, not 200A. Sub didn't price the full 100A→400A path or confirm "100A subpanel to ADU included in base" requirement.
el_q2f	Swap arc-fault breakers after final inspection	answered	$450 arc-vault swap after final.
el_q3	Savings for Buildoly to procure all recessed lights?	unanswered	No answer on recessed-light procurement savings.
el_q4	Annotation in v1: "$1,920 credit for removing 16 lights?" — does this credit apply universally or only when Buildoly procures fixtures?	partial	Not addressed in v2 sheet. Electrical Bid Analysis tab confirms Milton received a -$1,920 lighting credit for removing 16 fixtures. Whether this credit applies universally when Buildoly procures fixtures (or was a one-off Milton negotiation) is open.

Buildoly material / procurement questions

From the v1 "To Do" column. These are internal Buildoly questions for material costing forecast — not subcontractor questions. None have been resolved in v2.

ID	Question
m_q1	Cost of metal roofing vs shingles (material delta)
m_q2	Cost of box gutters/downspouts vs vinyl
m_q3	Savings from material Buildoly buys directly: vents, thermostats, etc.
m_q4	Cost of siding material vs stucco (when sub procures)
m_q5	Savings from removing laundry appliances, install hookups only
m_q6	Change 10x7 folding door to 8x7 sliding patio door (cost delta)
m_q7	Doors and windows from China (procurement evaluation)
m_q8	Replace undercabinet range hood with GE microwave/hood combo (cost delta)
m_q9	Replace linear drain in walk-in shower with square drain (cost delta)
m_q10	Added cost of changing hollow → solid core door

Question

m_q1

Cost of metal roofing vs shingles (material delta)

m_q2

Cost of box gutters/downspouts vs vinyl

m_q3

Savings from material Buildoly buys directly: vents, thermostats, etc.

m_q4

Cost of siding material vs stucco (when sub procures)

m_q5

Savings from removing laundry appliances, install hookups only

m_q6

Change 10x7 folding door to 8x7 sliding patio door (cost delta)

m_q7

Doors and windows from China (procurement evaluation)

m_q8

Replace undercabinet range hood with GE microwave/hood combo (cost delta)

m_q9

Replace linear drain in walk-in shower with square drain (cost delta)

m_q10

Added cost of changing hollow → solid core door