4000 Chamisa Dr: Whole-House Remodel, Phase 1

How to price this

This is meant to be light. Walk the house with us, then give us a price broken into line items we can read. Use whatever format you normally use, as long as it does the following.

• One line per piece of work, grouped by the sections below or by trade, carrying our reference numbers. The tables in each section are the minimum; add lines where our list misses something.
• Each line: description, quantity, unit, unit price, extended price. Split material and labor where that is natural (flooring, carpet, devices, fixtures, stone).
• Allowances shown as allowances with the dollar amount. Owner-supplied items at $0 material with the install labor priced.
• Alternates priced separately and labeled. Do not fold them into the base.
• Unit prices where the quantity is not settled: added can lights, devices, the drywall options, accent walls. We will decide counts from your unit prices.
• Tell us which lines are quotes from your subs and which are your own estimates.
• Quantities. State your counts: flooring SF by room, wall and ceiling SF by group, baseboard LF, door count, device count, can count. Bids that show their quantities can be compared.
• Fee or markup. State it and what it applies to.
• Assumptions and schedule. List your assumptions, your start date, duration, and crew plan against the schedule below.
• Existing conditions. A 1993 house can hide anything. If there is something you want to open up or test before committing a number, say so.

Every line item in this document is also in chamisa-bid-form.csv with blank quantity, unit price, extended and sub-quote columns, if a spreadsheet is easier.

Phase 1 done by the end of November

Phase 1, everything in this document, complete by November 30, 2026. We would like to start as soon as you can. Tell us your realistic start date, duration, and how you would sequence it (walls before floors, floors before base and doors, and so on).

The kitchen is demolished in Phase 1 and stays demolished. The kitchen build-out will not finish in time, so the plan is to demo it, cap and make it safe, and do the rest of the house with the kitchen removed. The build-out is Phase 2, quoted separately (see the appendix) on its own schedule.

The project

A 1993 two-story house getting a full cosmetic layer on both floors plus a handful of specific items. In short:

• Floors: new engineered hardwood glued direct to the slab on the first floor and the stair treads; new carpet on the second floor.
• Trim and doors: new baseboards, door casings, casings at cased openings, and new interior doors and hardware throughout. Crown molding kept or removed based on your prices.
• Walls and ceilings: refinished by a method we will pick from the options you price (Item 5), then painted throughout.
• Lighting and electrical: existing 6" recessed cans replaced in place with new 6" LED cans, a few new cans likely in the front office, new switches, receptacles and plates, decorative fixtures installed, dead devices removed.
• Staircase: new wood treads, painted risers, new handrail and newels, black metal balusters.
• Living room fireplace: demo the hearth, mantel and brick surround; new floor-to-ceiling surround per the reference photo, $8,000 allowance.
• Kitchen: full demo and safe-off in Phase 1. Build-out is Phase 2, separate quote.
• Smaller items: Bath One floor and vanity light; front office built-ins and french doors; primary closet chests; entry wall devices; primary bath tub swap.
• Owner-provided, contractor-installed: decorative light fixtures, door hardware, tub and filler.

Materials and finish schedule

State your trade pricing and freight. Confirm every selection with us before ordering. Items marked owner-provided are installed by the contractor. All paint is zero-VOC (water-based) or low-VOC (oil-based); name the product lines you are pricing, and apply the same preference to primers and, where practical, the flooring adhesive.

Demo plans

Four sheets: first and second floor demo plans, each with a dimensioned version and a noted version. Click a sheet to view it at full size, or download the PDF. Notes on the sheets marked N/A are not part of this project. The wall finish level is per Item 5, not the note on the sheets.

N/A

N/A

N/A

N/A

A. General conditions

Carry these as their own lines. Dumpsters at actual, per pull.

1. Hardwood and carpet

Opus Signature Series engineered hardwood, 5/8" × 9½" plank, on the first floor (except the laundry and, in Phase 1, the kitchen) and on the stair treads. The existing hardwood and its plywood underlayment come out down to the slab; the slab is cleaned, patched and moisture-tested; the new floor is glued direct with a premium urethane wide-plank adhesive, which is how the flooring store recommends installing this product. The finished floor ends up lower by the plywood thickness, so the exterior door thresholds, the laundry transition and the bottom stair riser are priced separately (lines 1.6 and 9.3).

Upstairs: Karastan Tower View carpet, color Atrium, in the bedrooms, closets and hallway. Colors and products are confirmed against samples before ordering. Flooring may end up contracted directly with the flooring store; price it as its own group so it can be carved out without disturbing the rest of your bid.

Line items requested

2. Lighting

Existing 6" recessed cans are replaced one-for-one with new 6" LED cans (2700K, white trim), in place. Count them at the walkthrough and state your count. Decorative fixtures are owner-provided and installed by you; in Phase 1 that is the entry pendant (20'-7" ceiling, lift), the dining pendant, and the living room ceiling fixture that replaces the fan. The sconces in the entry and the upstairs hall come out.

Line items requested

3. Light switches, outlets and covers

New switches, dimmers, receptacles and plates in all Phase 1 rooms. Dimmers that control nothing come out, box removed and wall patched; confirm with us before removing anything that turns out to control a load.

Line items requested

4. Trim and crown molding

All baseboards, door casings, trim and interior doors come out and are replaced: 6" paint-grade baseboard with a routed top edge; 4" × 1" flat-stock casing at every door and every cased opening; flat-panel paint-grade doors with ½" applied moulding set 6" in from the edge, mitered corners, about 16 (verify); owner-provided hardware installed. The existing decorative transom stays as it is.

Line items requested

5. Walls, ceilings and paint

Two groups. Group A is the first-floor common rooms (entry, front office, living room, breakfast room, dining room, hallway), the stairwell, and the second-floor hallway. Group B is the bedrooms and their closets, priced separately so we can include them or not. Bathrooms get no drywall work. The pantry and laundry get paint only. The kitchen is Phase 2.

Line items requested

6. Living room fireplace

Demo the existing hearth, mantel and brick surround (line 6.1). New floor-to-ceiling surround per the reference photo below: $8,000 allowance (line 6.2). More detail to come. The ceiling fixture that replaces the fan is owner-provided; install is in line 2.3.

Line items requested

7. Kitchen

Phase 1 is a full demo, then cap and make safe, then leave it: remove cabinetry, countertops, backsplash, the island, plumbing fixtures, decorative lighting and trim; disconnect and remove the appliances (we will say which are kept); cap the plumbing and gas, cap the island vent, and make the electrical safe. Kitchen floor, walls and ceiling are not finished in Phase 1; the new flooring stops at the kitchen openings. Phase 2The build-out is a separate quote on its own schedule; the appendix summarizes it so you know what is coming. Do not include it in the Phase 1 number.

Line items requested

8. Downstairs bathroom (Bath One)

Bath One gets the new hardwood now, same glue-down method: existing floor out to the slab, toilet pulled and reset, transition at the door (line 8.1). The vanity light box moves to center on the vanity (line 8.2). No other wall work in this room; paint is line 5.11.

9. Entry and staircase

New Opus treads with matching stairnose (16, verify) over painted risers, Benjamin Moore White Dove OC-17 (17, verify). New handrail and newel posts in solid wood of the flooring species, stained to match the floor; black metal balusters. Because the first floor drops by the plywood thickness (Item 1), the bottom riser gets taller: include the fix in line 9.3 and tell us how you would keep the risers even. In the entry, the abandoned security panel and keypads, the doorbell chime, and any other dead wall devices found at the walkthrough come out, wiring abandoned safely and walls patched (line 9.6); whether a replacement chime is wanted is undecided.

Line items requested

10. Front office

All built-in cabinetry, including the gun case, comes out and is hauled; the wall and floor are repaired at the demo (lines 10.1 and 10.2). Crown: see Item 4.3.

Line items requested

11. Primary bedroom closets

The built-in chests in both primary closets come out and are hauled; walls and floor are patched and finished; nothing goes back in their place. The closets then get carpet, base and paint with the rest of the second floor.

12. Primary bathroom tub

Install a new free-standing tub and tub filler (owner-provided, $5,000 allowance) with the associated plumbing. Existing flooring and walls otherwise stay; patch and paint only where the tub work disturbs them.

Open decisions log

Everything still open, who owns it, and how it is handled in the bid so pricing can proceed now.

Kitchen build-out, Phase 2 Separate quote

Not part of the Phase 1 price. Listed so you know what follows and can quote it separately when the design is final. Working assumptions: new layout with a larger island; stain-grade flat-panel cabinetry, about 41 LF on the range and sink walls including uppers, 7 LF of floor-to-ceiling cabinetry at the fridge wall with an appliance garage, and 6 LF of island millwork; Level 5 quartzite countertops with a mitered edge; tile backsplash at a $20/SF allowance; under-cabinet LED tape; a decorative vent hood ducted to the exterior; the range moves off the island. Owner-provided: appliances ($36,000 allowance), plumbing fixtures ($6,000 allowance), cabinet hardware, and three pendants.